That's the only logical thing I can think of but not sure how effective it is...?

RENT CONTROL: Btw, the rent control is not in effect in Richmond, although it will probably get passed on the ballot in November I am predicting..

I know Capterra has a list of options, but I suspect they are designed for large operations.  

I like cosmetic rehabs as they are easy wins and a great way to gain experience and understand designs and rehab costs. 

However It is not going to be very effective for tracking leads.

However I do not have an eye for designing or decorating.

Even in very exacting jobs (e.g. space craft design), where even a small mistake is literally a mission critical life & death issue, they use 'rules' to avoid over-engineering (or to use another phrase 'analysis paralysis').The 'rules' for real estate investing are not intended to be exact or fully comprehensive.

My wife and I have a small start-up wholesaling company with very effective (surprisingly effective-to be honest) marketing that allows us to get some great deals all over Los Angeles county.

Therefore, I feel as though this first deal is a huge obstacle to overcome, but once I do the snowball effect will take place, hopefully.

I HATE debt but that mindset enabled me to build an extremely high score that, ironically, I now use to leverage my credit cards for real estate (this is something I do and wouldn't necessarily recommend it to anyone as you have to be extremely disciplined to do this effectively).