Most investors underestimate how much equity the financial partner will desire, but 1) they have virtually all the risk 2) there are a lot of investment options for those with capital.  3) you experience is on the light side.  

Do you recommend self-managing with virtual tools (online rent collection) or hiring a property manager?

They additionally employ virtual assistants, cold callers, negotiators, and inspectors.  

The issue is the last 2 years have been a wash meaning the Ira balance is virtually the same as it was before I did the transfers.  

Most assignors in my area of Texas have virtually no concept of the real costs associated with an investment, including acquisition, hold, remodel and sale costs.

I also use virtual mailboxes to keep my personal address out of public domain. 

If a warranty deed has been filed or even a memorandum of sale or a lis pendens, it makes getting clear title virtually impossible without the co-operation of the one who filed or having assistance from an attorney and maybe a long, costly, lawsuit. 

Some of the features I like best are: it's very easy to set up bank accounts and sub-accounts within Baselane so keeping finances straight across a multi-property or multi-LLC is simple and clean; I like being able to set up virtual credit cards to pay my subs and trades with and attach that credit card to a specific bank account or property; and I love the rent processing feature that gives me real time updates about the status of rent collection.

I use census data regularly (on virtually every underwriting) and am fairly familiar with their website. 

Think of it as your virtual assistant, keeping everything organized and accessible.Here are some ways you can leverage software to enhance your real estate operations:Portfolio Management: Track all your properties in one place, including tenant information, lease agreements, and maintenance requests.Business Relations: Use CRM (Customer Relationship Management) software to manage your relationships with investors, contractors, and other key contacts.Data Analysis: Utilize software to analyze your financial data and identify trends, allowing you to make informed investment decisions.Automation: Automate tasks like rent reminders, late fee calculations, and financial reporting, freeing up your time for more strategic activities.Communication: Software can help you communicate efficiently with tenants through email, text, or online portals.Document Storage: Keep all your important documents securely stored and easily accessible in the cloud.The right software can significantly improve your efficiency, reduce errors, and provide valuable insights into your real estate business.I hope this helps!