Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

I just started considering a 3rd option, bringing in a partner for a 50% ownership.

I am just starting out my REI journey and still learning the ropes of everything. 

About to close on a multifamily property and ill have to start picking out material soon.

Not everyone is active on these forums sometimes it's a good idea to get out there and meet people. 

I like the vending machine idea.

So, I'm getting nearer to retirement and have seen plenty of ideas to create income in my retirement years.

It is not a bad idea, but I think 67 max cool temp is reasonable.  70 is a little more aggressive.

Quote from @Kiefer Cheney: Thankyou everyone for your responses,  it might seem a little weird that I want a software to track everything when I have only 1 rental but even if It helps me just a sliver it makes a world of difference for me and plus I also want as much time as I can get to mess around with software and perfect it before I have a bunch of rentals  If you plan on getting more rentals in the future, then you are on the right track of starting with good software now that can grow with you

Can someone provide a source for an online list of mortgage foreclosures in Georgia (Gwinnett, DeKalb, Henry, Clayton counties....... unless you have a better idea).