We use DealCheck to underwrite deals and QuickBooks Online for everything related to accounting and numbers.

However, if you have the time and prefer to source properties on your own, I would highly recommend the following strategies:Connect with probate attorneysVisit property auctions: These happen monthly and, surprisingly, aren’t saturated with investors.Cold callingTarget LLC owned properties: Over the years we have seen an influx of companies purchasing SF for rentals/long-term holds and they failed to account for property taxes and an increase in new construction coming to the market.

Of course that doesn't take into account rent increases so it could be less time.

@Chris L.Thumbs up for catching your accountant's error! 

I’m studying to get licensed soon.

You might study up on this Atlanta business that is growing their business with private offerings (funding)   padsplit.comThey have a shades of gray solutoin for the unrelated adults, and rooming house zoning that is sort of working in the Atlanta area.   

I'm using my VA loan so I don't have to put any money down & can keep money in my account to fund rehab deals. 

Personally I don’t like being cash flow negative on properties, but I guess if you have an amazing W2 and a good reserve account and the new property is going to cash flow really well then maybe consider it.

Don't forget to account for the cost of the appraisal or any other vendors...an appraisal and survey will over $1000 combined, for example. 

We aren’t looking for someone who is accountable for a subprocess and has “partners” they can refer us to for other processes.