As for buildium - if you record the transactions correctly you will have an accurate Cash flow statement to look at - it will not take into account anything you have paid towards principal and subtract that from  your noi provided you make the entries correctly and have the chart of accounts set up correctly.So the tricky part is recording the initial entries - I'd actually suggest if you plan on making the move "Officially" Jan 1 2016, start now and enter all transactions for 2015, and 2014 (if you can) into Buildium - it will make the flow go so much smoother and you can learn as you go, insuring you are setting up things correctly as you go along.To record a mortgage in place, just follow their tutorial - (customer service might even walk you through it as well)First you need to have the appropriate accounts set up on the "Chart of Accounts"You could do it any number of ways - one way I'm doing it is -- have a main account titled "Mortgage" under liabilities  (long term liability)Then a sub account of Mortgage titled "US Bank Mortgage"   "XYZ Bank Mortgage" -- or "Mortgage - US Bank" etc -- Then you will want an account for "Interest" under expenseThen under Assets you'll want an account titled Escrow - then if you want to further track things I'd suggest setting up a sub account titled "Escrow - US Bank" or "US Bank Escrow"  or "XYZ Bank Escrow" etc    (Escrow would be a current asset)After that you'll need your current mortgage statements -- to start the books you'll need to enter a general journal entry for Escrow, Interest, Principal (Mortgage)Once you have that you're off to the races and can enter the mortgage payment each month, however you'll need to know the breakdown of Principal, Interest, & Escrow - for example the entry in your bank account will look likePayee -- US Bank -- you'll enter the date etcThen below you'll have the breakdown of the total where you'll enter $400         Principal$300         Interest$150       Escrow-------------------------------At the bottom Buildium will automatically add up the totals to whatever your house payment is for the month -- in this case $850Hope this makes sense -- best thing is to just play around with it a bit and keep checking yourself on the entries and in the general ledger -- your mortgage payments have to be entered manually every month, however this takes little time if your mortgage company offers online account access and gives you the payment breakdown - can be done in a couple minutes.Get over the biggest hurdle which is setup and the rest will be SO much easier.  

Not sure if this is still BS.EDIT: Just realized he mis-represented my argument.

While I don't buy the '50 roofs vs. 1 roof' argument completely, the idea of refinancing or consolidating 50 properties at once down the road has me reluctant to start down the (admittedly simpler) route of buying every SFR with good numbers. 

Coming into this site I didn't think I'd get the support I needed and I was afraid the site would prove to be more about finding customers to push real estate products on than helping people like myself.  

I assume most PM companies (especially the large ones) have go-to contractors (perhaps even contracts), which saves them lots of time, and hopefully saves the customer a little bit of money.Also, keep in mind that something like HVAC going out in the summer may be time sensitive...Personally, if I were you, and I knew the HVAC was on its last legs, I would have gotten quotes earlier, and been ready with your own contractor when the time came. 

My score is 640ish because I have multiple loans on multiple properties never late, several hard inquiries, because new rules on commercial loans require banks to pull your credit every year and I use several different small banks because I shop thier terms and price and have hit thier lending limits per customer on a couple.  

Why would any business want to narrow its customer pool?  

Prospective customers are not partners.

I am open to all real estate related business inquires, broker representation, custom homes, vacant land, land development, exchange property, investment property, bank owned/foreclosure/distressed etc.

Recording fees ($80-$100 here) are paid by buyer as well.All this is subject to your  local customs, tax rates and when they're paid, etc.