Most of the features need to be activated and set up manually and procedures need to be in place in order for it to work properly. 

@Jeremy Taylor In addition to researching the markets you have to decide for yourself whether you want/can be active investor or passive.

Inventory is super low, this is a high demand sub and there are no houses active in tht sub currently. 

How active do you want to be with your properties (maintenance, property management, etc)? 

For any kind of investing that will be time sensitive, involve multiple assets, or assets that generate a lot of transaction activity, these checkbook plans will be much more efficient and effective in terms of time, paperwork and expense.As I noted, there are several quality providers of both types of services here on BP.

I am trying to build my network I am actively looking for private money/ partner but its kind of hard with no track record I was just wondering if there was anywhere else to look for leads without any cash or private or hard money 

These gains in home sales activity are being driven by pure demand."

Historical is the absorption rate that has taken place.Forecast is a prediction based on the historical absorption and current/anticipated economic trends.Absorption rate for a year would be calculated  - number of total sales in a year divided by twelve = monthly absorption rate in prior year (average for the year).Current months of housing supply is calculated - number of active listings divided by the monthly absorption rate - total number of months the current supply should lastSo, 120 sales in the prior year gives you a monthly absorption rate of 10 (120/12).30 active listings would give you a three month supply (30/10).A three month supply in most markets would be considered the borderline of balanced and shortage.

If you are flipping houses on regular basis, this activity would qualify you for a Truly self-directed Solo 401k plan, which has number of advantages over SDIRA, you then should investigate this route. 

Is your rental actively on the market or under contract to sell?