@Celine Li I am curious if, before posting this, you clicked on the search function in top right, and tried looking up this subject/ answer/ question???? 

As you mentioned, it might be difficult timing the sales of each of properties where you can achieve a combined exchange (multiple properties into 1 property / or a few properties).Just a quick note that may be helpful - I work with a group of investors that can help with a combined exchange into a single property and will buy it back once you've found a replacement propertie(s) as the final destination for your capital.

So call it $12k/mo combined was our best year ever.

Then you can combine or exchange for a better or more consolidated/ better proforming area.  

My suggestion is to build a spreadsheet and include the net cash flow to you for every month of the deal, then use the IRR function to figure out your return. 

Ugh.Looking for options to QBO:- supports classes, or some functional equivalent to QBO classes, which I use to sort be able to look at per-property P&L, capEx, etc.- CPA just wants a pdf or excel SS for P&L, BalanceSheet, GL - so could use whatever I want, in theory.- bank integration (download transactions) a must- no employees, so don't need payroll- if it'll bill that's awesome.

Check out the threads that Nicholas L. linked to above then use the search function and you will find literally dozens more like it and begin to understand what can go wrong. 

The other reason tax bills get stalled in Congress is that most bills combine multiple unrelated measures, usually serving various special interests.

Don't forget to account for the cost of the appraisal or any other vendors...an appraisal and survey will over $1000 combined, for example. 

Exploring other options like Appfolio or Apartments.com which might offer the balance of support and functionality you need, is a sensible approach.