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Property management software for small time landlords
Posted on 11/4/25 at 1:03 pm
Posted on 11/4/25 at 1:03 pm
Soon to be purchasing my first residential rental units and trying to gather as much information as I can relating to software out there to streamline rent collection, background/credit checks etc. starting out with three units. I have dug around in both the turbotenant and Zillow sites. If any other self managing landlords want to chime in it would be appreciated
6
Posted on 11/4/25 at 3:12 pm to bayoudude
We just started using Ziprent for our 1 rental. $250 a month. (might only be available in Texas).
I'm new to the game as well, so there may be better options out there.
I'm new to the game as well, so there may be better options out there.
This post was edited on 11/4/25 at 3:45 pm
Posted on 11/4/25 at 5:01 pm to Lazy But Talented
quote:
We just started using Ziprent for our 1 rental. $250 a month.
jeez, how much is your rental a month?
Posted on 11/4/25 at 5:41 pm to bayoudude
I've used TurboTenant free version for about 6 years now, 2 properties. No complaints.
Friends of mine pay for the upgrade services they offer, but they have a bigger rental property portfolio than us.
Friends of mine pay for the upgrade services they offer, but they have a bigger rental property portfolio than us.
This post was edited on 11/4/25 at 5:44 pm
Posted on 11/4/25 at 7:10 pm to ColoradoAg03
we own over 50 doors.
we use rent cafe. tenant cloud is also solid.
we use rent cafe. tenant cloud is also solid.
This post was edited on 11/4/25 at 7:12 pm
Posted on 11/4/25 at 7:37 pm to bayoudude
Stessa
Posted on 11/4/25 at 8:35 pm to b-rab2
Definitely Stessa for Financials.
We also used Avail for tenant management platform/background checks.
Both are free.
We also used Avail for tenant management platform/background checks.
Both are free.
Posted on 11/4/25 at 9:14 pm to Fbohn1
I also use apartments.com for tenant management and rent collections. Stessa for financials - yet I pay for the pro version
Posted on 11/5/25 at 5:44 am to bayoudude
I've been using Apartrments.com to collect the rent and to do the screenings. It's 100% free to the landlord.
I use RentalHero.io for the accounting part. I've been using both since 2018 with 14 doors and no issues. RentalHero is $120/yr, but they let you try it for free for 30 days without having to input a credit card. You can use referral code 10116 for $10 off.
I use RentalHero.io for the accounting part. I've been using both since 2018 with 14 doors and no issues. RentalHero is $120/yr, but they let you try it for free for 30 days without having to input a credit card. You can use referral code 10116 for $10 off.
Posted on 11/5/25 at 9:15 am to whiskey over ice
$4500
ETA: I should've clarified. It's a flat fee of $250 per month once tenant is in place. I'm not sure what the price is for tenant placement/screening.
ETA: I should've clarified. It's a flat fee of $250 per month once tenant is in place. I'm not sure what the price is for tenant placement/screening.
This post was edited on 11/5/25 at 9:16 am
Posted on 11/5/25 at 1:09 pm to Lazy But Talented
quote:
I should've clarified. It's a flat fee of $250 per month
This is incredibly expensive.
You could hire a property manager for that cost.
Posted on 11/5/25 at 1:12 pm to bayoudude
First rental or 3 I think you are overthinking it OP. What do you need help with? Some specific accounting software is fine, but there's not a lot.
Do you have CPA? Are you using a CPA? You want to make sure that your software will get you the information your CPA will need, first and foremost.
But truly, with 1-3 properties you can easily do that with just an Excel spreadsheet. Its a handful of transactions a month at most.
Rent collection is not difficult. Make them pay by check or give them some options that cost them to pay you.
No reason to overpay or get crazy about software help until you have more properties.
ETA: First and foremost OP, you need to go open a business bank account and do EVERYTHING out of that. If you haven't done that already and are close to closing you are behind but not in a major way. Run all income and expenses out of that, as I said it should be very easy with just s simple spreadsheet or basic free softwre.
Do you have CPA? Are you using a CPA? You want to make sure that your software will get you the information your CPA will need, first and foremost.
But truly, with 1-3 properties you can easily do that with just an Excel spreadsheet. Its a handful of transactions a month at most.
Rent collection is not difficult. Make them pay by check or give them some options that cost them to pay you.
No reason to overpay or get crazy about software help until you have more properties.
ETA: First and foremost OP, you need to go open a business bank account and do EVERYTHING out of that. If you haven't done that already and are close to closing you are behind but not in a major way. Run all income and expenses out of that, as I said it should be very easy with just s simple spreadsheet or basic free softwre.
This post was edited on 11/5/25 at 1:14 pm
Posted on 11/5/25 at 1:17 pm to baldona
Baldona
Yes definitely have a long time cpa. Just finished setting up an llc to transfer this property into after/during acquisition. Honestly I’m not sure how the tenants are currently paying that’s in the list to find out. I’m not opposed to just a spreadsheet and paper checks monthly. Just looking into all the cheap/free options that may help streamline things. These will be a starting point and will add one or two every year or so till I can do property management as a full time gig. Severely burnt out at the desk job.
Been wanting to do this for years but just never bought any units.
Eta: these will be bought cash no mortgage so buying the next units shouldn’t take too long once I get a feel for these and have an established llc to use for getting leverage on the next.
Yes definitely have a long time cpa. Just finished setting up an llc to transfer this property into after/during acquisition. Honestly I’m not sure how the tenants are currently paying that’s in the list to find out. I’m not opposed to just a spreadsheet and paper checks monthly. Just looking into all the cheap/free options that may help streamline things. These will be a starting point and will add one or two every year or so till I can do property management as a full time gig. Severely burnt out at the desk job.
Been wanting to do this for years but just never bought any units.
Eta: these will be bought cash no mortgage so buying the next units shouldn’t take too long once I get a feel for these and have an established llc to use for getting leverage on the next.
This post was edited on 11/5/25 at 1:20 pm
Posted on 11/5/25 at 1:25 pm to bayoudude
I own 20 doors and use Quickbooks.
I bought it about 8 years ago with a one time fee of a few hundred bucks. Run everything through it and it spits out reports that I send to my CPA at year end.
Not sure if QB is now subscription based, but it is an easy way to organize everything.
I bought it about 8 years ago with a one time fee of a few hundred bucks. Run everything through it and it spits out reports that I send to my CPA at year end.
Not sure if QB is now subscription based, but it is an easy way to organize everything.
This post was edited on 11/5/25 at 1:26 pm
Posted on 11/5/25 at 4:00 pm to baldona
quote:
You could hire a property manager for that cost.
They are a property management company. Maybe I misunderstood the question.
This post was edited on 11/5/25 at 4:03 pm
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