Lastly, there are certain things I want to see on an application, and when I last checked, you could not really customize the application on Cozy.  

The variables here are the land cost and the development costs, the structure costs are pretty fixed unless you build something totally custom and elaborate.

Some inspectors seem to try to make their customer feel they got their "money's worth" out of an inspection - by finding items deficient of enough total value to equal or exceed the cost of the inspection.

Came down to Appfolio, Propertyware, and Buildium.Propertyware had horrendous reviews relating to customer service, and Appfolio was too expensive for our situation (geared toward larger management portfolios; whereas we only manage properties we own).I went with Buildium because:1) Pricing was reasonable2) Customer service is free (whereas some of the others require you too purchase units of time for use on the phone with customer service).3) They seem to be constantly expanding and improving their featuresHere's my experience after using it for a year:1) Pretty intuitive and easy to use2) Accounting features could be more robust.

You can also look at that big blue logo I have, follow that to a free basics real estate course, free, no hitch and no hype!

I am a general contractor with over 10 years experience in commercial construction but working on being self employed as a builder/developer of SF custom homes.

I build mid-level homes 200-250K and I try to net 35K a house. 10-15 a year and about 5 customs a year.

No paper trail, no company logo, no office # except the Google one.

(Just to be fair, even if you decide to go with QuickBooks, you probably need to buy a book or two to become good with it) One nice thing about QuickBooks is the ability to make reports that you can customize. 

It sounds like the tenant's "I don't care" attitude puts her in the category of people that are NOT your customer.