TLDR: Quicken (quickbook’s little brother) is super easy, cheap, and still overkill for someone with less than 20 properties.

. :)  I would not consider Cleveland a growth market, but we've certainly got some really cheap properties. 

Unit size is 1000 SF with an assumed $105 SF cost to build, (Cheap considering there will be no GC costs). 

Send a Lease Violation Notice immediately - by mail with proof of delivery required (cheap date through post office) and or affix the notice in a envelope with his name on it on the door of the unit. 

Do you want cheap, regardless of speed and communication? 

I accept the need for a competent PM and the reality that competence typically ain't cheap.

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and there's amazing appreciation potential.

The heating system, while straightforward, wasn't cheap for my 3 unit and will have a longer payback period. 

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and it's super landlord friendly (so you will never have to go through a 12 month eviction or anything close to that!).

I would definitely focus on market growth oppose to finding a cheap property.