Their target audience are professionals with cash don't don't have the time or desire to become educated and are willing to pay/forgo some revenue for a experienced investment relations firm. 

Taxes depend on the gains from the insurance payout and sale relative to your adjusted basis.

Is the state a fan of those who manage in this manner, not so much, but a good reply is why they don't take issue with the countless employed non-licensed managers at apartment communities all over?

The main issues a lot of investors/PM's run into is the inspection period since Section 8 inspections are no walk in the park.

It appears to be a means to an end and the path of least resistance (somewhat related to number 1).

Historically used online software without much issue.Now that I'm looking at the settlement statements from 2004 and looking at a sizeable depreciation recapture hit, I came across a number of questions / issues:1) I believe in 2010 I incorrectly set my basis (I did not include the parking space and upgrades to the units - granite, flooring, etc.).

@Kyler Tarr it's good you haven't had an issue but you also mentioned your property has some knob & tube.  

I assume he does, and with this partnership tax return he issues Forms K1 to you and your partners.

We are still relatively small with only 5 properties, 7 doors. 

We currently use Hospitable for 12 properties, and it's working fine, no major issues, and I know they've been expanding with new features.