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This is a really common problem, so you’re asking the right question. In reality, most investors sit somewhere in the middle. Spreadsheets are usually the starting point because they’re flexible and cheap, but once you have more than one property they become time-consuming, error-prone, and hard to use for decision-making. On the other end, full property management software is often built for PMs, not owners, which is why it can feel bloated and tedious.
What I see working well is a layered approach. Many self-managing owners use accounting software (for clean financials and tax time) combined with a lightweight property system or dashboard to track leases, rent, maintenance, and performance across assets. Some tools also pull everything into one place so you can learn more about cash flow, yield, and portfolio health without digging through multiple spreadsheets.
There’s no perfect system, but if your goal is clarity and control rather than day-to-day PM workflows, avoiding “enterprise” PM software and using simpler, purpose-built tools usually delivers the most value.
Really useful discussion. A building inspection can make a huge difference, not just spotting obvious issues but also giving you confidence about what you’re committing to. Definitely worth asking questions and making sure the clause works in your favor before signing anything.
Couldn’t agree more! A good paint job really does come down to prep, technique, and quality materials, not just the color. Hearing from others who’ve used painters in Melbourne is so helpful. Looking forward to seeing everyone’s recommendations!
