Hi Everyone - Any owners/landlords in Philadelphia have good (not completely expensive) property management for smaller multi family?  

I’m curious what software property managers here are currently using (AppFolio, Buildium, Rent Manager, self-built systems, etc.).More importantly — what’s the biggest frustration or limitation you experience with it?

I have two properties managed by one property manager.

Hey David - as a disclaimer I run a rental management platform so may have some bias but our platform is focused on independent landlords and has been built to have all the essential features (e.g. rent collection, accounting) while avoiding the complexity of enterprise solutions.

I'm Sarah, based in Baltimore, MD.I run a property management and court coordination company built specifically for small independent landlords in Baltimore City.

I have a few I manage for myself but I am wondering if I want to expand into managing for others and I need to get a license, are their any brokers who would allow me to run it my way and on my own accounts, in Augusta?

Do you guys prefer to bite the bullet and hire a full General Contractor (GC), or do you step into that Project Manager (PM) role yourself and just manage the subcontractors?

@Adam Ahrens — that’s a tough one to answer generically because software choice is 100% portfolio-dependent.Some platforms are built for:Third-party fee managementOwner-operator portfoliosSmall DIY shops100+ door operationsWhat works at 20 doors can break at 200.Before switching, I’d get clear on:Are you managing for others or just yourself?

But all too often this means that I need to fire another property manager (this time in Alabama).

For investors growing beyond a handful of doors:When does it make financial and operational sense to bring management in-house versus staying third-party?