Work Order Software for Property Management

[Michelle Elsaid]

Good afternoon BiggerPockets,

I am looking to simplify taking and handling work orders. I am looking for a cost effective solution (right now i manage/have 20 properties only) that 

1) tenant can login to create a work order

2) I can manually create work orders (for my own properties, or routine maintenance reminders to myself)

3) Have them closed out or pending status

4) Ideally able to send the work order to someone and add notes.

Any ideas on something that would help with this?