You did mention a few of the most common/easiest ways to find a property, but you could also start trying to track down any of the owners of these commercial properties you are seeing.

I need an excel spreadsheet to track where the money is going, when and how much. as well as what task is being performed, started and finished...Thanks

It will help if you have a track record and/or proof of funds so they know you're serious. 

Some areas are worse than others, I used to work in an area where they'd track you down and fine you.

I explain in my message that I have current projects and that I am looking for somebody to build a long term relationship with as a contractor for my future acquisitions.Without fail, NONE of the ones that I leave messages for return the call......for over two weeks.From the beginning of my search, I started a spreadsheet and a log to track who I called, when I called and what the result was.Giving them the benefit of the doubt, I called the first batch again (the 70% non responders that did not return my first call) over two weeks later with a new project that I need bids on.

If you just incorporated, then your LLC has no track record, K-1s (LLC tax doc), etc to provide for a bank so you and your brother-in-law are going to have to personally guarantee the loan.

We were wondering if we just needed an invoice, and payment tracking.

I have also used 123Landlord.com and it does not satisfy anything more than keeping track of rent income and expenses.

My favorite is tracking down owners of vacant homes.

Easier for reporting and keeping track of your finance IMO.