Second, there are numerous sources of information – which are reliable?

In this category we plant seeds along the way that are outside the box that we hope materialize.

Maybe some element of timing, such as having x# of days/months to change categories, terminology?

I myself have purchased numerous properties with little to no money down aside from closing costs.

Additionally, I'm not sure if all of us are putting our money where our mouths are, but I do know that at least @Jordan Moorhead and I hold multiple properties, and we're both looking to acquire more in the near future.I will offer one slight difference of opinion with the consensus here on the rental market; on the low end it is still very hot, but in the luxury category (think about $4500 a month and above) it appears to be slowing down.

It's not just cap rate, comps, repairs, seller motivation alone that go into factoring the price, but all of them, and, to what extent is the weight of each of those categories...again depends on the situation.     

I just need some basic functions, tracking rental income and expense categories.

It is assumed by the state that any rental larger than a 1 bedroom will fall into this category at some point because of the anti-discrimination laws that prevent landlords from refusing a family because they have a child.

@Sarah Brown For note funds, look at the profiles of the frequent posters on this forum category.

After our first offer was denied our agent asked if we could get pre-approved, since we have checked numerous properties out already and she knew we were serious it made sense.