I am looking for a program where I can put all my properties and personally follow the gain/loss, income, expenditures etc.  

If the current management companies need enough oversight to justify that expenditure, it indicates a larger problem.

Ideally, would like a close to turn key or minimal cosmetic renovation ($10-15k). 3) Would need to be positive cash flow after conservatives expenditures - property management, maintenance, etc.,4) Looking to mainly acquire properties creativelyAny thoughts?

investors with significant initial investment are at little risk in a correction unless there is a material significant loss of income impacting the ability to cover the annual debt service, OpEx, and capital expenditures. almost all commercial lenders stress underwrith loans with higher interest rates compared to current, higher OpEx, and higher capital expenditures. i do the same decision analysis for my clients prior to pitching a deal to a lender. devaluation does automatically mean financial distress when rent hasn't decreased or decrased rent continues to cover OpEx, debt service, and capital expenditures.

There are also strategies that can be put in place to mitigate unforeseen capital expenditure (capex) expenses.

This money can used by the Landlord to pay their mortgage, set away reserves for structural and roof capital expenditures and most importantly, put money into their pocket.

The company I work for manages approx. 100 units in the LA area and the average expenses for our stabilized properties run around 40% of rental income, less vacancy expense (this does not include principal & interest, and I used three years of data to average out the expenses, so I would figure a bit higher to include all possible capital expenditure items.)

Personally I use 10% for vacancy, maintenance, CAPEX (capital expenditure - new roof, hot water heater, a/c, furnace, etc...), and then 12% for property management.Go to www.rentometer.com and you can see how your current rent fairs with the rest of your market.

The new investment earns $24,000 a year, but the cost of the mortgage + the equity loan will be $22,332—and that’s before you account for taxes, insurance, maintenance, capital expenditures, vacancies, etc.

Any such expenditures would count toward that investors contribution to do the split calculation above.