Best Rental Software for Landlord with less than 10 properties Zilloe? Doorloop?

[Mike Wells]

I only have 6 rental properties with little intention of buying anything else within the next 3 years. I really need to step up my rental game to the 21st century. Literally everything I do is in-person and on paper, i.e. my Application, Lease, Move-in Form, Move-Out Form, etc. In most cases, I bring a printed lease when I exchange keys for payment, have them sign it, go home and make them a copy, and then either mail them their copy or drive it back over. It's extremely inconvenient for both the new tenant and myself. I had 2 properties come up for vacancy recently and posted them on Zillow. The website was super easy to use and the prospective tenants were able to submit an application, which gave me their income, credit, and background information. I was also able to find a new tenant within just a few days in both cases using the $29.99 Premium feature (it's less than half of one days rent income). Those are the only features I have used so far. I still did a paper lease and other forms and the tenant was asking if they could pay online. Most of my tenants just do an ACH payment through their bank. I saw where I can collect rent payments on Zillow, but it didn't say anything about late payment fees, so I'm unsure how that would work. I also saw where I can upload my lease and have them e-sign, which would be amazing. That being said, I read some (old) reviews that said payments had been hung up (withdrawn from the tenant but not deposited into the landlords bank account longer than 10 days) and customer support was ZERO and their 'ticket' program kept automatically closing out the ticket request without resolution. So that's very worrisome, although I will say that was a 3yo comment. I started doing a little research and saw that Doorloop was a highly rated app, and has a ton of features like tenants ability to submit work orders for issues, collect rent with late payments automatically figured in upon payment, talk back and forth with your tenants, send out messages/notices to one or all tenants at once, sync with quickbooks, etc. Btw, right now I'm still using a self-built Excel spreadsheet that works just fine for me. But Doorloop is $49/mo, $600/yr whether you have 1 property or 100. Th just seems like a huge cost for someone like me with only 6 properties, no matter how many features it has. The things I want to do like applications, lease e-sign, and bill payments are available for free on Zillow. I'd love to hear your opinions and feedback and other software you use. Thank You.