My portfolio is expanding and I feel I need to make a switch to a different software (I am currently using Innago) which has worked well for years but is missing some of the more sophisticated features - there is no mobile app for landlords so it's hard to manage on the go, there is no accounting functionality built in, changing lease terms/renewals can be clunky. 

It's a great sign that the tenant is *asking* you before letting his girlfriend move in so you should treat them as any other tenant application: - credit app- background check- income check etc. 

.), security cameras, track remote employees (they will steal the cash), cost to install pumps, license fees, hard equipment needed- registers, apps to run the register information, accounting, legal, cases for merchandise, shelves, door hardware, heater or HVAC depending on location...This is a tiny community there won't be a local plumber and electrician... add some cost for time to contact your team and travel will make any repairs more expensive.

There are so many "solutions" out there for STR is it easy to get lost in the mess.Some of those are worthwhile, Pricelabs for instance.For the most part, I just use the built in apps. 

im starting to really like the idea of out of state investing. like you any apps or websites recommended?

Not sure about others but with Google Nest I'm almost 100% certain there's no way they can override the settings/setup without having either the password or access to the smartphone app.

One property, just use the Vrbo and Airbnb apps.

I use Everlance which is a mileage tracking App.

And I know Connecticut, Florida and parts of Georgia is missing, I am working on filling in the gaps. https://public.tableau.com/app/profile/bryce.muller/viz/Rent...

(separate app with them).