If you're a company managing 50-200 doors, you're paying enterprise pricing for a maintenance module that's basically a glorified to-do list.On the other end, you've got spreadsheets, group texts, and shared Google Docs.

This post is basically a user-authored indictment of the entire modern PMS category.Let me reframe what Judith actually said—because when you line it up cleanly, it’s devastating.What Judith accidentally wrote (decoded)Scale reality check87 doors, 16 ownersThis is not enterprise.

And profitably too. 

I make a slight profit ~200-300$.

Door count only impresses inexperienced new investors, as it says nothing about profitability.

My main focus would be on making money through the property’s appreciation.The seller, who I consider a mentor, advised me not to prioritize high cash flow but to look at generating profit through the property's appreciation.

It’s systems vs stress.For a first duplex, out of state, here’s how I’d think about it:When self-managing can workSelf-management is realistic if you have all of the following in place:A reliable local handyman who answers calls and bills promptlyA clear tenant screening framework (income, rental history, evictions, consistency)Management software for rent collection, maintenance tickets, and documentationA local leasing solution (lockboxes, self-showings, or a paid runner)Familiarity with Ohio landlord-tenant laws and leasesIf any one of those is weak, self-managing becomes reactive very fast.The biggest mistake new owners makePeople underestimate leasing and screening, not maintenance.Bad tenants cost far more than 10% management fees ever will.If you self-manage, you must:Control screening criteria yourselfNever bend standards to “fill the unit”Treat leasing like a system, not a favorSoftware that’s “enough” for small portfoliosFor 1–5 units:TenantCloudAvailBuildium (solid but heavier than you need at first)You don’t need enterprise tools.

I want to brutally simple, based on your market research or gut feeling about market price of your planned new construction will be, 1/3 land/property acquisition, 1/3 construction cost all-in, 1/3 gross profit. 

May i ask how much was the profit on your first one?

Also in that, what is the best way to track profit/loss or cash flow on rentals.