It just takes dedication and a serious budget to mail with the quantity and frequency necessary to regularly produce enough leads that will lead to deals.

In both Denver and Colorado Springs, we had numerous clients in the last two years move here from San Francisco and Seattle to get a (slightly) more affordable home and enjoy the lifestyle that Colorado delivers (@Matt M.'

$575K could get you a multi-family (or numerous multi-families, if not a small apartment complex) in some markets (not necessarily in Boston MA).

You are doing your 1st Duplex deal, house hacking and the numerous people on this board in some form or fashion tell you to take legal action, drop the transaction, don't honor the lease, and keep the less paying tenant.  

It sounds like you're not always hitting that mark and you're putting a lot of time/effort into putting a high quantity of houses under contract, vs a high qualify of houses. 

I would like it to be Excel based or Google Sheets compliant and I would like to be detailed oriented and have a tab that I can track items ordered for my projects down to the individual item description, sku#, quantity, unit price and total price.

Quality is much more important than quantity when you are starting out.

That's for a hip roof (higher waste than gable) with numerous valleys.

I listen to numerous real estate podcasts, including bigger pockets, and I have heard many "self help" or alacarte services that help landlords manage their properties themselves.

If you are an executive Costco Member, they have numerous lenders to choose from for only $275 loan fee!