I know this topic has been discussed frequently in the forums, however I'm still finding a lack of solutions for a small/intermediate mixed portfolio. There seems to be a gap between the free solutions for handling a couple residential units (Apartments.com, Avail, Stessa) and paid solutions (Buildium, Appfolio) that are structured for large portfolios, and not much in between.

With a portfolio of 4 properties and 13 tenants (mix of commercial and residential), I'm using a combination of Avail and Stessa. This is starting to show weaknesses in their capabilities and proving to be a hassle with the growing complexity of managing this property mix; Avail being configured for residential and weak at handling rent escalations and charge-backs, and Stessa having unreliable bank connections. I'm hoping to find a solution that can be a standalone accounting and tracking option that does not require Quickbooks like Stessa, provides online rent collection, maintenance requests, and e-signing for leases like Avail, and can handle expense segregation for NNN leases and nested entities like Buildium or Appfolio.

The closest solution I have found is Stratafolio. It appears to handle the needs of that intermediate portfolio situation where it's too complicated for the free solutions but Buildium and Appfolio are over-kill. Stratafolio seems to be able to handle residential as well as NNN commercial leases, has a tenant portal for online payments and maintenance, and can be configured for nested entities under parent companies. It isn't clear however if it also offers e-signing for leases. I have a consultation scheduled with them this week so I'll be able to find this out, but was curious to hear from other investors with mixed portfolios if there are any other solutions they are using.

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