We manage small-to-mid-sized portfolios (1–20 units) for clients in New Jersey with Proactive Property Management, and we’ve tested a few property management platforms over the years, so I’m happy to share what’s worked and what hasn’t.What we’re currently using:We’re back on Buildium, and it’s been a great fit, especially for a growing portfolio.What we like most:1.

Or would alternatives like small balance commercial loans, portfolio products, or other creative financing options make more sense for a deal this size?

The right team matters: use a real estate attorney who drafts TICs regularly, a tax advisor who understands depreciation allocation and exchange rules, and a lender that is explicitly comfortable with TIC structures.If you share the property type, market, rough deal size, number of co-owners, and whether a 1031 is involved, I’m happy to sanity-check the structure.

Layout- depending on the shape and size of your land. 

That being said, since the size of houses has grown over the years, what is driving building larger houses?

Seattle's a good sized city.

Not to mention the brand new 7 month old stove was damaged, two brand new wardrobes were destroyed and for no reason a hole about the size of a dime was drilled in the hallway in the brand new flooring.

If it has good bones and the room sizes are large enough, or we can expand room sizes, then it's just a matter of updating the plumbing, electrical, and HVAC to modern standards and dealing with cosmetics. 

The size of the datapoint tells you how big of a population each city has. 

@Basit Siddiqi You’re right that PadSplits are not a one-size-fits-all strategy that's why i ran the numbers carefully on my deal including ARV, rehab budget, and projected rents and the model still produces strong cashflow margins even after expenses and PadSplit’s fees.