Being that you are out of state, I would highly recommend that you work with one of them.

I've heard Stessa and Buildium for the most part but find it's actually very difficult to use for the average small scale landlord (I have 7 doors)The cost of Buildium I think is way too high for the small scale self managed landlord like myself. 7 units comes to $55/monthAs for Stella, the UI isnt the greatest and probably tailored for more property management companies, and the accounting features are rather lacking for Canadian tax laws.

I would highly encourage you consider House Hacking.

> When self-managing, are there any software or tools that are "must-haves" to make it less stressful for you? 

I had one accountant give a quote that was quite high for a small number of properties, and Quickbooks eliminated their desktop platform.  

Their opportunistic fund returns IRRs in the high teens / low twenties.

@Brett Deas,there are several factors here:First, if your investor base is used to specific assets, where they have full(ish) visibility of the asset, convincing them to invest in a blind pool fund is hard.Second, it looks like you graduated high school a couple years ago, so presumably your track record is only 2 yrs old.  

Taxes are also paid up, however the place is vacant now and the grass is 2 feet high.

Hi everyone, Quick background, I'm a real estate investor with a high paying W2 job and credit score around 780.

Starting a new high-end residential spec project.