Property Management Software for Small Individual Landlord?

[Greg Stock]

Hi all,

I know there are lots of software programs out there but the ones I have looked at either do too much or too little and I'm not sure which ones I should look at.  I have used the old Rental Property Manager software for years before it merged into a Quicken product and was a stand-alone product.  It has worked great but is now getting kinda buggy and is about ten years old and only runs on an older PC.  When Quicken integrated it, it seemed to lose some of the features and was nowhere near as user friendly or provide the same information as when it was its own program.

I have 18 rentals and am unlikely to get any more and I only deal with my own so no multiple owners to track.  I purchased the 2017 Quicken Rental Property Manager and have been very disappointed.  Unlike my old stand-alone version, I don't see a way to track tenant balances very well at all.  The categories in the old program for types of expenses (that matched up with Turbotax) aren't there either.  I have many "low-end" properties and unfortunately don't live in a world where tenants pay on-time or even in full oftentimes.  Tracking the tenant payments and balances easily is actually the most crucial thing I am looking for although tracking expenses by category is good too. I don't care in the least about tracking work orders and various owners, etc.

I am doing a 30-day trial of Landlord Max but I think that it may be far too complicated and have way more than what I need. Is there a program out there that closely resembles the old stand-alone Rental Property Manager in terms of features and ease of use or is there another product that anyone can recommend for someone in my situation?  I feel like I have spent hours doing research but there is so much out there that it's pretty overwhelming.  Thanks for your help!