Came down to Appfolio, Propertyware, and Buildium.Propertyware had horrendous reviews relating to customer service, and Appfolio was too expensive for our situation (geared toward larger management portfolios; whereas we only manage properties we own).I went with Buildium because:1) Pricing was reasonable2) Customer service is free (whereas some of the others require you too purchase units of time for use on the phone with customer service).3) They seem to be constantly expanding and improving their featuresHere's my experience after using it for a year:1) Pretty intuitive and easy to use2) Accounting features could be more robust.

I am a general contractor with over 10 years experience in commercial construction but working on being self employed as a builder/developer of SF custom homes.

and "cash flow positive" tell us nothing that would indicate if we are in a position to help you or offer guidance, or not.I'd probably post more here if threat titles contained actual subject lines that let me know if I might be able to help or not, and not just the type of financing or region. 

I build mid-level homes 200-250K and I try to net 35K a house. 10-15 a year and about 5 customs a year.

The main thing that I am seeing right now is the siding probably contains more than 1% asbestos.

(Just to be fair, even if you decide to go with QuickBooks, you probably need to buy a book or two to become good with it) One nice thing about QuickBooks is the ability to make reports that you can customize. 

It sounds like the tenant's "I don't care" attitude puts her in the category of people that are NOT your customer.

I dont want my client allowing people to pick custom upgrades then they back out of the contract and my client is stuck with a 5k expense.

If it is a custom, then cost plus is more the norm. 

Take the time to do your own research here BP as there is a wealth of information contained herein.