It takes a certain level of QB knowledge to set it up correctly.My General Recommendation: Spreadsheets are usually fine for your first 1-3 properties. 3+ properties, you should use a software.

Quote from @Nathan Gesner: If I've said it once, I've said it a thousand times.Nathan, while what you state works 90%, when you reach a certain level you become a TARGET for predatory attorneys and professional plaintiffs.

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Quote from @Jared W Smith: In commenting on your 2nd point, an Architect familiar with development vs an Architect that does other types of work each have different skill sets @Robert Frazier. 

This level of service is NOT typical for the Lehigh Valley, and it’s certainly not what we’ve experienced with our PM or others we know in the area.A property manager should be proactive in tenant placement, responsive to inquiries, and transparent about efforts to fill vacancies.

Unless you are a seasoned real estate investor with professional title searching skills, I wouldn't do this.

From my experience, to succeed in multifamily investing, focus on networking through local meetups, online forums, and professional connections, leveraging your CPA skills to analyze deals and optimize deductions.

But on a conceptual level, real estate has always been better for equity than cash flow. 10 years ago it was possible to optimize for cash flow, today that is tough.

I have worked in real estate debt since graduating in 2021, so I have solid (but not expert level by any means) experience with underwriting multifamily properties.