Each of these has been designed to cater to the different needs of property management professionals, helping to keep your business organized and your records meticulous.Buildium:Great for property managers handling a range of property types.Offers accounting, maintenance requests, leasing tools, and an online portal for tenants.AppFolio:Suitable for residential, commercial, student housing, and HOA property management.Provides features such as online rent payments, vacancy posting, maintenance requests, and accounting.Yardi Breeze:Ideal for smaller to mid-sized property managers and landlords.Features include accounting, operations, leasing, and rent collection.Propertyware:Designed for single-family and low-density residential properties.Offers customizable reports, maintenance, and inspection management.Cozy (now part of Apartments.com):Best for individual landlords rather than large property management companies.Features include listing properties, tenant screening, rent collection, and tracking expenses.Rent Manager:Good for managing a diverse portfolio of properties.Comes with a comprehensive set of tools including financial management, CRM, and reporting.RealPage:Suitable for larger firms with extensive property management needs.Provides solutions for revenue management, expense management, leasing, and more.MRI Software:Offers flexible solutions for real estate owners, operators, and occupiers.Includes tools for property-level management, accounting, and investment management.TenantCloud:Good for DIY landlords and property managers.Includes rent collection, tenant screening, and property maintenance features.Hemlane:A technology-enabled property management solution.Offers tools to advertise rental properties, screen applicants, and support local agents.I recommend exploring these options and taking advantage of any free trials they offer to find the software that best fits your needs.All the best with your property management endeavor.  

I'm looking for that unicorn with a mix of cash flow (6-8% cash on cash) and appreciation within the next 7-10 years, preferring a location with diverse industries/employment.

What really separates Columbus from a lot of other metros is that you can still find multi-units in the $120–180k per door range that hit the 1% rule and produce real cash flow, not just appreciation stories.

That mix has historically produced steady in-migration, above-average income stability, and lower volatility compared to more speculative markets.Why job rankings matter for real estate investors:• Job growth fuels population growth• Population growth supports rental demand• Diverse, high-skill employment reduces downside risk• Stable employment bases tend to protect occupancy during slower cyclesThis doesn’t mean prices always go up or that every deal works.

This area is diverse enough for vastly different price points and there's never a shortage of renters looking for 1, 2 & 3 bedroom apartments. 

For myself personally, I think I would target a 8-12% CoC return in a market with a diverse set of employers.

Cash flow is diverse and steady.Nightly RV stays long term pads cabins glamping units amenity passes and events create multiple income streams inside one property.

Agriculture and regional jobs underlie steady rental demand.Snapshot Comparison (Median Values)CountyMedian Purchase PriceMedian Rent/MonthSpokane~$435,000 ~$1,550 Benton~$449,875 ~$2,195 Franklin~$449,950 ~$1,995 Walla Walla~$449,995 ~$1,560 Yakima~$364,300 ~$1,725 Investment InsightSpokane County is ideal for volume & population growth rentals.Benton & Franklin (Tri‑Cities region) deliver higher rents, often improving cash flow relative to price.Yakima County offers lowest entry price — attractive for higher cap rate potential.Walla Walla County adds diversity with a regional college town and historic core.Rental yield is estimated as:Rental Yield (%)=Annual Rent Income Purchase Price×100\text{Rental Yield (\%)} = \frac{\text{Annual Rent Income}}{\text{Purchase Price}} \times 100Rental Yield (%)=Purchase Price Annual Rent Income​×100Assuming the median rents above for a typical 12-month rental income.1.

For real estate, if all your properties rely on the same vendor pool, same contractor, or same technology platform, you lose operational diversity.

A lot of new investors from higher-cost areas like San Jose are looking at places like Columbus, Ohio because you can still find solid single-family homes or small multis in the $120K–180K range that hit the 1% rule and generate positive cash flow from day one.