"Our policy requires..." and "Our lease requires..." are great ways to begin your sentences in order to keep yourself on track. 

◦Make sure they have a long proven track record of managing properties.2. 

Am I on the right track there?

. :-) If you don't want to pay, you might find books or other programs, but this could fast track it for you

Multiple codes so you can track who entered and when based on the code used.

Curious if anyone has a good idea on how to track down a homeowner's phone number?

I'll track down a company who can identify the odor and perform the cleaning and get itemized receipts. 

I do use an online property management software (Rentec Direct) which is great for ACH payments and bookeeping, but I still need someone to keep it updated (e.g. post rents received, input vender/contractor invoices, input taxes & insurance, keep track of late payments, etc.)3.

There are 100% deals but have to prove with track record with most lenders.

My only other complaint is their receipt tracking is a little cumbersome.