The easy money days are over.

The one where you break even you might actually spend more money if it is in rough shape, high vacancy, etc.For example let's say property A is new construction in a stellar area.

Its easy for a contractor to spend your money and say replace things.

I need a manager to show apt, turn over apt between tenants, set up painters, and any other emergencies that may crop up.

If I have 4 properties of my own really I have to convince IRS that I have to put 750 hrs to be considered as RE professional why not something less as every year I spend enough hrs to find tenants/screen them/coordinate with my handyman/cleaners/ HOA to manage all my properties..I am tending to believe that if I show some minimum criteria for hrs in my RE work IRS would be nice to me :)

First, we performed a thorough cleanup and made minor repairs, spending $2,500 to enhance the property's appeal.

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

Currently, I have my primary home loan, then a HELOC that has over $200K capacity ($50K balance remaining on it, but should be paid down in the next 3-4 months), so $155K or so available to draw on my HELOC at about 12%.  

Lead was generate from a bandit sign deal was negotiated and contracted all over the phone How did you finance this deal?

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.