Does anyone know of straight software instead of a monthly/ annual service with a fee for a commercial real estate firm with less than 150 tenants?

I own annuals there and do well.

I will be making around $110,000 annually and have $20,000 in student loan debt. 

But if I’m buying 20 -40 lower priced properties annually I may decide to skip title insurance on the buy side and substitute a thorough title search.  

I started investing with him at the beginning of 2020 and so far, my average annual return has been 2.6% with the biggest portion of that coming from the PEP fund.

I am curious if I could benefit from the taxes benefits from forming an LLC right off the bat or if the annual costs would outweigh them to begin with. 

In San Diego I recommend descaling tankless annually and this is significantly more effort than draining 5 or 10 gallons from a tanked heater and changing anode every 5 years (by the way always use impact wrench to extract old anode as breaker bar can move water heater messing with other connections).  

 $800 / month increased rent X 10 units = $8,000 / month (almost $100K annual) increase in cash flow.  

Some states also require an annual license fee to own and operate an LLC so that could also cause a potential for increased costs there as well.I would consult with a real estate attorney to see if an LLC makes sense from a legal standpoint and advise your accountant as to your decision so the appropriate tax filings can be made. 

FYI- if you find me a 1mil property that does 200k in annual revenue, I’d buy it today.