My dilemma is that within the last 2 years TESLA/PG&E have moved in to the tiny community of 300 residents.  

That may apply to personal deductions (like mortgage interest), but rental expenses (repairs, depreciation, etc.) are taken on Schedule E and are not affected by whether you itemize or take the standard deduction.

Yes, QuickBooks Online for owner-level books + your PM’s Buildium for tenant/operations is the best combo.QBO structure: use Locations = each property; Classes = Owner vs PM activity.Chart of accounts mapping: mirror Buildium’s categories (rent, repairs, utilities, fees) so imports line up 1:1.Monthly workflow: export Buildium GL/owner statement → import to QBO (journal or detail) and tag to the right Location.Keep these in QBO (not Buildium): mortgages/escrows, insurance, pre-PM repairs, licenses, mailbox/RA, general overhead.Bank feeds & rules: auto-tag recurring spends; reconcile monthly.Outputs for lenders/accountant: P&L by Property (Location), Balance Sheet, Cash Flow, Debt Schedule, and a Schedule-E pack.

The real change is tax characterization: a hotel-style operation is typically reported on Schedule C and can be subject to self-employment tax, while a true STR without substantial services is usually reported on Schedule E and is not subject to self-employment tax.

Here’s a quick shortlist that fits your needs (3 doors):Stessa - built for small portfolios; auto-tracks income/expenses and lets you scan receipts via the mobile app.Hemlane - end-to-end PM: leasing, online rent, maintenance, accounting; good if you want workflows plus optional local agent help. hemlane.comBuildium - more robust if you plan to scale; solid accounting and document storage/e-sign for leases and notices.DoorLoop - all-in-one with straightforward pricing as you add units.

Hi Tanner,Definitely find an accountant because its more complicated to file when you are living in the property (knowing what percentage of what expenses you can put on the sch E) and such unless you are already very clear on what to do there. 

Apple is a 31 P/E, to put it into context. 

The agent forgot to include a clause in the offer that before they buy that they need to sell If you can prove that you requested the agent to put in this clause and agent did not, my view is the agent has some responsibility.However, you signed (or e-signed) the offer.  

They have not sent the funds and no one is responding to e-mail or messages left with Sean Richway or Justin Stastny my loan rep. 

Use Schedule E if you do not provide hotel level services.