Does anyone know what database or service is being used to send these? 

Some mentees will act as a bloodhound for the mentor, knocking on doors, driving for dollars, scouring the internet, making cold calls, or performing other services that help the mentor find new deals.

Just adding a couple of things for you to consider to add to your research - Regarding the basis step-up, you're correct that under current law, your mom holding it until her death may allow for you to receive it with a full stepped-up basis, washing out all the appreciation during her lifetime. 

A lot of PMS have automations for this but if you are only doing it for one unit, Docusign or any other similar service should work fine. 

Must know how to service an out of state landlord with good communication, photos, written invoices, etc. 

I just started a Full commission sales job and I have been wanting to be considered a REP.  

We've had a successful rental that has paid for almost the full mortgage since having the home!

I just bought my first home this year, which I’ll be living in full time.

Apparently BP is full of dead links.

Access to the Multiple Listings Service (MLS)The MLS has a huge inventory of active properties on the market.