I've heard Stessa and Buildium for the most part but find it's actually very difficult to use for the average small scale landlord (I have 7 doors)The cost of Buildium I think is way too high for the small scale self managed landlord like myself. 7 units comes to $55/monthAs for Stella, the UI isnt the greatest and probably tailored for more property management companies, and the accounting features are rather lacking for Canadian tax laws.

I would google “drop and swap” and read as many articles as you can to understand the complexity of how the IRS might look at this approach. 

Needs extreme care.Combining strategies – Stacking entities + SDIRA usually adds complexity faster than it saves tax.This is less about “tax tricks” and more about correctly classifying the deal (inventory vs investment).

Hmm.. what you explained isn't complex.

thanksEd in 2012 in Phoenix most condos could not be financed because Fannie/Freddie/FHA guidelines placed a minimum percentage that had to be owner occupied within any condo complex for individual condos to be considered for financing.  

Working through underwriting on a stabilized small multifamily portfolio in the Des Moines / Ames, IA market, and pressure-testing different capital stack and refinance paths.Deal context:Asset: 29-unit multifamily portfolioSubmarket: Student housing near ISUOccupancy: 100% in-place2024 NOI: ~$239K (actual)Status: Off-market, pre-LOICapital structure being evaluated:Conventional bank debt at acquisition (conservative leverage)Equity structured cleanly (no complex JV or promote layers)In-place cash flow maintained during holdRefinance window: 12–36 months to simplify the stack and optimize long-term debtThe goal is to avoid high-cost short-term capital on an already stabilized asset, while keeping DSCR strong and flexibility high for the refi.Curious how others in this group are seeing:Conventional vs. bridge execution on stabilized MF todayRefi seasoning requirements lenders are actually enforcingStructures that preserve cash flow while remaining refi-friendlyOpen to comparing notes with anyone actively lending on or structuring similar deals in the Midwest.Best,Eduardo Cambil

It turned out to be much more challenging than she realized because there was a very poorly managed apartment complex across the street that had a growing reputation for criminal activity.

I have a plan to sell all of my 1 to 4 family and maybe one or two small complexes and exchange for a large complex in my area   the issue is, the seller of the large complex does not want to wait for all of my holdings to be closed.  

On a larger complex, I was able to secure 20-year fixed-rate financing through an insurance company, but that's the exception.

A $300–$400/unit CapEx that demonstrably lowers catastrophic loss exposure is much easier to defend than an amenity-driven add-on in workforce housing.The key question lenders and buyers will ask is whether the system is:– Reliable without tenant interaction– Independent of Wi-Fi or resident behavior– Documentable for insurance and underwriting conversationsIf the answer to those is yes, you’re solving a real problem - not a theoretical one.Appreciate you grounding this in actual underwriting reality instead of selling features.