To summarize: house hacking is crossed off the list, FHA loan will be used for primary residence, you've got two potential partners, and scaling is your main objective. 

I'm sure the creditors would be objecting if she's selling the property for below market.

Thanks,AndreasPS: This is not an actual project I am pursuing - just a test object.

That will give you a formal, objective valuation of the property.

Landlords get in trouble & sued when they use objective criteria.

Brokers will send you financials, as long as you can provide solid answers to their objections.

I'm pretty sure David Greene would call this a "shiny object."

Some yahoos like one of the dozen or so Yardi iterations, but I don't get those folks so I'll pretend it doesn't exist.There is a whole different class of PMSs like RentReady, TenantCloud, Hemlane, etc that CAN be used to do some or all the things you'd prefer, they just won't function AS well for as long as the pro-grade PMSs listed above.So, if this is a side hustle that you'll dabble in for a while and then hop onto the next shiny object that walks by, I'd go with the cheapest or best UX/UI you can find in the second group.IF this is a business that you intend to keep getting better at and pursue with excellence then I'd cut right to the pro-grade PMS and learn to use it masterfully.

@Emily Shrub I agree with the others about typically in Oregon it is hard to find a small multifamily that will cash flow in year one but that shouldn't be your main objective in my opinion.

That was my main objection to “wholesaler”.