None of the options are great; all have a heavy fee schedule for what their real function is ..i.e.  

@Skip Gilliam Your website is one of the first places where prospects will go to check you out, so yes, you need a decent website.At a minimum it should have an IDX feed with robust search capability, an "About Me", "Contact Me", client testimonials and some blog posts.I use Agent Marketing. 

@Malcomedarensourg I use google sheets and forms...There are also plugins that you can use to automate certain functions within the apps to run automatically 

Does the property have functional obsolescence issues?

That sounds obvious but it has some important implications:Income & expense budgeting becomes critical.Accounting systems need to be robust to track actual inc.

The limited functionality of the app is disappointing.

@Michelle StricklandThere are several options to finding a local CPA.1) Use the biggerpockets search function to see if someone already is in search of a CPA in Austin.

You also have more upside for forcing appreciation and valuation, since those are functions of the NOI of the property.

My apartments are clean, safe, functional and attractive. 

They always swore that they weren't using those heaters, but my electrician only needed to take one look at the burned out outlet and knew......So, your friend needs to take action to get the heater functioning.