Hi Nina.If I were not experienced in land lording and property manager, I would look personally to the extent you want to learn or experience property management versus hiring someone else that you trust to do the job.Yes, the cost for a property manager is important but not essential- the cost between property managers are not double or triple the cost of others (say like attorneys in some areas of law or cars). 

According to the property manager I am still able to fill a civil process for the damages. 

I was under the impression that it is best for tenants to not know that their property manager is the landlord so they appear to represent both parties.

Each software I look into claims to have all three attributes (property, bookkeeping, project).

Some buyers (think Cary NC in the 1990s) are looking for attributes not related to economic value, like: common areas, access to public transportation, proximity to parks, etc.

Any insights appreciated.Thanks, As far as I'm aware there are still a number of rental management softwares that still do background checks such as Zillow Rental Manager (I use it), Apartments.com, TransUnion SmartMove, and others.

But I started at a different time in the market cycle, and attribute my success to date to luck and caution, mostly to luck.

My beef with the people who teach this are(1) they imply this is somehow related to real estate investing; it is not(2) they imply you can be successful with only the knowledge they teach; this is not true, you need managerial and business skills and knowledge to a degree way beyond the scope of the “training” they provide.(3) they imply you can successfully do this on a part time basis; it’s actually a full time business demanding all of your attention(4) they imply competition is limited; competition is actually fierce, except for the deals on which there is no profit.Additionally, this industry is state regulated, by the state in which the property is located.

This can cause issues with the dissolution of the LLC and distribution of net assets as that tax has to be accounted for but not attributed to all members.For a lot of years now the prefered way has been to either buy out the members and have the LLC do the exchange. 

A few good cleaners is all you really need, cut out the Property Manager. I