I came across this article from Kellogg Insight showing how online sports betting is eating into people’s savings.

With inventory tight and rates mixed, some investors pick up existing deals, others go ground-up.
We’ve funded both ends: new builds and acquisitions.
Which side are you favoring this year and why?

Inventory is tight, and new construction is gaining traction. We’re building financing models to support both paths. Which side are you leaning toward and why?

High fee 8% / 10%, they are the most reliable companies in most cases, sometimes the leasing model is to hire local agents that gives a better marketing on your property to reduce vacancy rate, and when offering betted vendors they have the best prices.2.

Would QuickBooks be my best bet or is there something else that would fit my needs better?  

Also interview more agents, I would bet you haven't spoke to an investor savvy one. 

Markets are now betting on another 0.25% Fed rate cut next week, and mortgage rates are already drifting down in anticipation.👉 Why it matters: Lower inflation means less pressure on rates — and that can help more buyers qualify, reopen stalled deals, and boost fall and winter activity for agents.🏡 September Existing Home Sales Tick HigherExisting home closings rose 1.5% from August and 4.1% year-over-year, according to the National Association of REALTORS®.

High fee 8% / 10%, they are the most reliable companies in most cases, sometimes the leasing model is to hire local agents that gives a better marketing on your property to reduce vacancy rate, and when offering betted vendors they have the best prices.2.

Unless you don't care about cost (which you indicated you do) your best bet is to work with a broker. 

In Northern Virginia, you are mostly betting on long-term appreciation rather than strong cash flow right away, so ideally you’d want to plan to hold the property for at least five years for it to make financial sense.