Also - the less moving parts and features the better. 

Just around median is where you want to be in my opinion.CoStar has a similar rating system for Apartment Complexes, widely seen as an industry standard:5-Star (Luxury/High-End): State-of-the-art buildings, newest construction, top-tier amenities, high quality, premium pricing.4-Star (Upscale): High-quality, above-average maintenance, newer construction, premium features, but below 5-star luxury.3-Star (Mid-Range/Workforce): Average quality, older buildings with more limited amenities, mid-range price point.2-Star (Value): Functional but basic, minimum structure and systems, often older with limited appeal.1-Star (Needs Renovation): Generally older properties requiring significant updates and major renovations.

More complexity often just creates more room to justify a deal that shouldn’t be done.Where I think tools can add value isn’t by adding more inputs, but by enforcing discipline — for example, conservative defaults, stress-tested scenarios, and making it harder to ignore downside cases.The real risk with any model (spreadsheet or software) is that it gives a false sense of precision.

To their credit they do say that Roth can be complex.

It stems from three things:  1) As you mentioned, a lack of patience; 2) As I mentioned, a lack of understanding of basic math, much less what is more, but shouldn't be, complex examples; 3) A growing reliance on AI (the operative word being "artificial"). 

The challenge I'm seeing is the development/existence of all the larger apartment complexes near these properties.

.• Buildium – Very user-friendly for operators under 50–75 units, with strong accounting and management features.• REI Hub – Clean financial tracking, great for smaller portfolios.• Mashvisor or PropStream – Not management platforms, but excellent for rental comps and market data if you’re still analyzing deals. 

We've found it has superior reporting features, integration features, and is overall more efficient to work within than other REI-specific software.The downside is QBO is not set up for REI so you'll need to do that or work with an expert to ensure it is set up for your business appropriately.

If you build the right team and leverage strategic guidance, out-of-state investing can be not only feasible but highly profitable.FeatureCalifornia (SF/LA Area)Massachusetts (Example: Boston & Surrounding Areas)Multifamily Development<19,000 units under construction in LA; 30% decline in 3 yearsStronger development pipeline in key areas; growing demand in suburbsEntry CostExtremely high; large down payments required even for small multifamilyMore affordable multifamily options; lower initial investment neededRegulations / TaxesMeasure ULA: high transfer taxes on sales >$5M; strict tenant & labor lawsModerate regulations; investor-friendly for small to mid-size multifamilyRental DemandHigh rents, low vacancy; very competitiveSteady rental demand; strong cash flow potential in well-chosen marketsInvestment RiskHigh: capital-intensive, competitive, regulatory uncertaintyModerate: more accessible, opportunities for strategic growthTeam RequirementsExperienced advisors needed due to complexity and costCommercial advisors recommended to navigate multi-family investment, ARV, STR/LTR, local amenities 

This is a deal you buy with margin and clarity, not optimism.If the discount compensates you for the complexity and the use is defensible, it can be solid.