I think for the average renter, they can't tell a property that is actually staged vs. virtually staged.

I have roughly averaged 1 property per year for the past 5 years, and I'd like to keep the momentum going until I have at least 7-10 doors. 

It wasn't his fault, he is just more tailored to the average W2 earners tax return.Your thoughts about whether they should be in state or not will be up to you.

My work hours average around 75 hrs/wk while being a single dad and having a girlfriend.

***the current median home price in my immediate target area is $1m + , I have been driving a good distance to show "affordable" homes in the 6-700k range , most of our decent condo's are $500k+ with a average $350permo hoa

I'm not saying it's the average time, but it is possible and does happen. 

The extra hassle wouldn't be worth it to me unless I was able to net on average $1,500 a month. 

Just another average lot with utilities.What's going on here?

He does almost all of my closings now (not just courthouse foreclosures) and I've closed a deal with him about every 7 to 8 weeks or so on average over the past couple years... so everyone wins.

I've heard Stessa and Buildium for the most part but find it's actually very difficult to use for the average small scale landlord (I have 7 doors)The cost of Buildium I think is way too high for the small scale self managed landlord like myself. 7 units comes to $55/monthAs for Stella, the UI isnt the greatest and probably tailored for more property management companies, and the accounting features are rather lacking for Canadian tax laws.