Does Vekser hold up for rent rolls between twenty and fifty units or does it break at that size

Heard the export complaint kills deals at exactly the wrong moment.

Never used Vekser specifically but the external vendor workflow question is the one that actually matters at your scale. Most of the mid-tier platforms fall apart there because the vendor portal is an afterthought, vendors get a login that half of them never set up, and you end up texting anyway.

The reporting export thing is market-dependent too. If you're syndicating or bringing in a CO/TX-based regional lender, they usually want trailing 12 in Excel with specific column headers, and Vekser's PDF-first exports have burned people I know at the 30-unit level trying to refinance.

Worth pulling a real trial account and running a fake work order through the vendor side yourself before you commit to anything.

Skip the software rabbit hole until you actually have units under contract.

The lender readable export is the question worth testing before anything else, because at 24 to 48 units the rent roll is going to be reviewed by an underwriter with zero patience for reformatted spreadsheets. Pull a trial, generate a rent roll export on day one, and drop it in front of your mortgage broker cold. If they wince, you have your answer before you are committed to anything. On the vendor workflow side, call two or three of your likely vendors now and ask which software they have gotten work orders through without wanting to quit. Vendors talk, and they will tell you which platforms make their lives miserable at the 30 unit range. Three months of evaluation before owning a single unit is also a long time to spend on operations infrastructure. The lending structure you use at acquisition will shape what reporting you actually need, so nail down the financing approach first and let that dictate the software requirements rather than the other way around.

The 24 to 48 unit range is genuinely the awkward middle where most of these tools show their seams. A common pattern looks like this: an operator on a 32 unit building switches platforms partway through a year because external vendor communication keeps getting lost in the ticket system, vendors stop receiving notifications reliably unless someone on the management side follows up by hand, and that defeats the point of having the system. On the reporting side, what tends to come out of mid tier tools is PDFs that look fine until a lender asks for a trailing 12 rent roll in Excel and the export columns do not match what the lender wants to see. The usual result is somebody rebuilding it in Google Sheets every quarter, which is four or five hours of work each time. I cannot speak to Vekser specifically, but the failure mode you are describing, clean at small scale and wobbly in the middle, is real, and it usually surfaces in exactly the two places you named, vendor workflow and export formatting.

Even Buildium at 340 doors still breaks its vendor portal on multi trade tickets past three subtasks.

The external vendor piece gets messy in that unit count range, not because the software breaks, but because vendors themselves won't always engage with a tenant-facing portal they've never touched, so you end up being the relay anyway. That's a people problem dressed as a software problem, and it hits hardest in markets where your vendor pool is thin, like secondary Midwest metros where you might have two or three reliable plumbers total.

On the export side, run a fake 30-unit scenario in a trial and export a rent roll to Excel or PDF, then hand it to your accountant or whoever you'd show to a lender. That test takes 20 minutes and tells you more than any review will.