I have been deeply tuned into every podcast, actively participating within the forums, and I am already an avid reader so reading the blog posts might be my favorite learning tool so far) With that being said here is my million dollar question: If you could start over your real estate investing career, what would you do differently? 

great articles here, subscribe to your favorite forum. :)

Give yourself a concert with your favorite songs and sing loud!

What is your favorite out of state market as of late?

My favorite is "Real Estate Investments and How to Make Them" by Milt Tanzer, but it can be pretty heavy into numbers.

One of my favorite books that I have ever read.

Consider giving them upgrades that add to the value of the unit, so that you both benefit, and perhaps gift cards to their favorite places.

However, brokers - as you mentioned - can be conservative/wimps/scared/[insert your favorite here] when it comes to interpreting the rules.I tried working with a broker who dropped back and punted to his attorney, who said "that's illegal!"

Face the music, sorry to say.

I suspect that Jeremy is looking for not only the software part, but also help with formulas.Jeremy, if you have basic excel knowledge, my favorite book on understanding the numbers is "Real Estate Investments and How to Make Them" by Milt Tanzer.