If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

This project primarily focuses on cosmetic updates, but our partner is also modernizing the kitchen to attract today's buyers.

Modern advice is the operating agreements are up to date and spell out Roles and Responsibilities much more clearly. 

A house with a lot of character (which often comes with other issues) or modern construction with next to no frills.The answer is both.  

I could modernize it, but since my tenant is happy & paying every month, I'm just leaving it alone.

So I'm going to make a guess that if I can manage 44 units plus a self-storage facility on 3-4 hours a week, if I worked your 35-40 hours / week then my systems could still handle between 200-300 units, maybe more.I outsource 100% of my maintenance and about 80% of my management is automated thru use of website, forms, electronic applications and leases. 

Electronically, find something that works for you. 5.

It identifies the sender.The only thing I haven't figured out with all these electronic methods is how to NOT accept payment. 

I would still get a large percentage of renters that would misunderstand what I told them or forget it The minute they walk out the door.I currently have all renters electronically sign the rental agreement but I include a cover page with six short clauses they are required to initial indicating they have read and understood each one.

Any and all notices, demands or requests required or permitted hereunder shall be in writing and shall be effective upon personal delivery, electronic mail, or upon receipt, if deposited in the U.S.