Searching for Property Management Software for Landlord/Investors

[Will F.]

Hey I'm trying to figure out PM software to go with --Appfolio, Buildium or Rentec.

I've read a lot of posts from people saying why one is better than the other based on price, features.  What seems to be good for self-managing landlord/investor types.  Obviously a PM might prefer Appfolio over a self-managing landlord for instance.

(Background: I currently use a hodgepodge of google docs (excel), quick books, local credit checking, leases from apartment assoc etc for self-managing of 20 units and own/manage about 12 other units with hired PMs. I'm very hands on and am just as much a builder/ developer as I am an investor/landlord.  I don't enjoy bookkeeping/ taxes)

I kind of feel like the main reason I need PM cloud software is for basic online rent collecting and setting up that system. Perhaps I'll find other uses with a PM software-- like online leases, integrated background checks and everything all in one.

I want to save time and have an efficient system over saving nickles and dimes--

I'm hesitant on pulling the trigger with any one software because I feel like I will invest a lot of time into learning the system, setting up accounts with my banks and tenants, only to find that I'm not satisfied and then want to change.  

Also, I don't want to invest my time/ money into a software only to have the fees quickly uptick when I feel locked into that software.

I only self manage about 16-20 units for myself and family.  I may just stick with that for self-PM and may hire a PM as I expand but still not solid on that.  I have about 12 more units I can start self-managing and will be expanding more to possibly 40 units total. At that point I may hire more PM depending on scalability of my own system with the PM Software at that time . Rents are pretty high as they're mainly in LA so I guess a $65 (buildium) or $250 (appfolio) monthly fee will not kill cashflow.

I just want to be sure that if I spend time with a whole new system, I get my money's worth for my time in learning/ implementation.

Anyways anyone's experience would be great here, especially advice from 10-50 unit self-managing landlord/investors