Example: many larger apartments complexes built by the major REIT's even in the Seattle market, can buy much better PSF build cost efficiency than a smaller developer can.

I am looking for improved tools to improve efficiency to reduce time spent on paperwork.  

Instead of her trying to communicate with B about the lingering laundry (like a normal & civil human being), she then texts me she will do her laundry off-site and deduct the cost from next month's rent. 

It facilitates the communication with guests and automatically updates check-in and check-out dates of my guests with the help of an online form.I take care of my guests well via short text messages and email reminders.Having a general look at my availability calendars on the go is a plus, as well.”Property Management / AccountingQuickbooks pro “I'd love to use quickbooks pro but they won't allow me to import expense data, nor allow subdivision of income/expenses as I would like.”

My advice is buy a reliable, fuel efficient care that will get you from A to B so you can start saving up more monthly to put towards investing. 

A concern I have with this model is with how to communicate with the seller.

I have begun to break my business down, constantly looking at how it can be made more efficient and am actually planning to take a step back this fall through winter to reorganize.

Granted, I think I have learned more efficient ways on Bigger Pockets, but at least he formed a foundation of knowledge to begin my real estate investment journey.

@Christopher Collins - In the absence of a clear response here, I'd suggest calling your local code dept or property inspector and asking them what is required as it could vary by locale.We had issues with chimney liners on a property and it ended up being more cost effective to replace the water heater and furnace to more efficient units that could be side vented than to redo the liner (basically cost was the same either way so made way more sense to replace).  

.= Allows tenants to fill out and submit a rental application and pay the application fee= Provides credit reports and background checks= Accepts rental payments and late fees= Allows me to communicate with tenants= Keeps track of documents (leases, move-in inspections and the like)= Has a mobile appAny suggestions?