I normally recommend Quickbooks(Desktop), Quickbooks(online), Stessa, Xero to Clients.Quickbooks is the marketshare leader in this category, as a result, you will find it that most accountant's that you work with will be able to help do certain things as set up your chart of accounts, make adjusting journal entries, etc.

I'm pulling my hair out.

There are opportunities around if you can dial in on what it is that you want to tackle.Prices have definitley increased, so positive cashflow may not be possible right away, yet with rents being off the charts, that will help narrow your out of pocket expenses.  

Details of property:3-unitMixed useGround floor is a hair salonOther two units are residentialI will live in one of the unitsI can’t understand why this is an issue to insure.

Then their profit.. so for a Turn key company to buy it back you would take probably a 25 to 35% hair cut on what you paid for it minimum.Buy and hold turnkey mid west deep south rust belt is a very long term play.. and most will tell you 10 is the minimum you need to get going.

But, like you, I'm still way up at the top of the chart.

There isn't a limit to how many but they are a great way to further protect your appliances and most importantly, your loved ones who just HAVE to curl their hair while taking a shower and listening to Metalica all at once.

I personally like dark hardwood, but they present maintenance issues... dust and dirt, pet hair, scratching, etc.

My first deal had some hair on it (required substantial rehab, inherited existing tenants, required city approval to reconfigure), but was a great experience that I would do again and again!

Similar enough that it's like splitting hairs which one you decide to invest in.