Consider becoming a realtor, not to broker deals, but to gain access to many of the tools available to realtors. 

Starting with a new set of plans every time is going to certainly increase soft costs for sure.

Okay when you're done logging in all your properties, you will go to the customer center and enter in all your customers.

Quote from @Pat Lulewicz: Have you every considered renegotiating your rates with her because those are ridiculously high across the board. 50% for a renewal is high-way robbery and should probably the first one to go.

I'm not super familiar with your market but if off market deals are what you want to go after, find a broker doing that. 

I signed up for November, but as it turns out we've had something come up and I'm not going to be able to make it...

You’re in a great spot with low expenses and extra income to put to work.

It was much harder to make work than I anticipated. 

Love how you said it’s something that gets passed on, not just to tenants but to family as well.

The best way to start is to learn, plan, and take action.