I assume that I will need to put $50K of renovations $5K per building over the next 2-3 years and I plan to pace myself and fund as much of this as possible.

I believe these trends will continue at a similar pace during 2013...but deals will still be out there.

Just some regurgitation from articles I read (national in scope): David Greenlaw of Morgan Stanley predicts a possible 20%+ increase in 2013, but that a 20% increase in housing starts would still be 65% below the 2006 pace; he's concerned with the low levels of new household formation (although common in econ downturns).

If this is a rent control area that makes it worse as you can't raise rents at a pace that helps offset increasing expense costs.Tenants use more of everything when landlord pays for it (water, sewer, trash, etc.)Being older building if the landlord pays utility would be worse as the old systems I am sure are inefficient.

Any suggestions on software that is suitable / not too expensive for a smaller portfolio but will keep pace as the company grows?

While I am not a full time investor (not yet at least), this would speed up the pace of acquisitions.

Welcome Cheryl,YOu have found a great pace to learn and network!

Since recently transitioning from remodeling to manufacturing (quite a change of pace!)

Seems like there is easily enough inventory coming through there to let someone grow at a reasonable pace (say the 3 or so a year pace I was trying to stick to).But I would be shocked if you're going to have any luck trying to sell a home in rantoul and probably champaign to any hedge funds.

You're not quite #1, but at this pace, you may get there.)