Opinions on Property Management Softwares for SMALL portfolios

[Jacob Chapman]

Hey BP!

So a little bit of background - I have EXTENSIVE experience with Yardi as a property management program for my 9-5 job in apartment management. I can tell you from experience that a great property management program can help make or break a business. I also know that the best way to not fall into complacency about your rentals is ensure it is NOT a hobby and is a business, and one of the best ways to do so is to treat it like one from day ONE.

Now for the advice... I will be closing on the first 2 doors of my portfolio and would like some advice on property management programs that you have used and what has really mattered most to you! I know SimplifyEm and CIC are inexpensive, but I fear they are not useful as such... I know Rent Manager has a single license purchase you can get for about $650 which sounds great, but you lose out on a lot of the online stuff so that might kill it..

in short, what programs have you come to 1) love, 2) have said no to, and 3) what do you find most important to you.

thank you in advance for your advice!

[Domenick T.]

I think those might be overkill for 2 doors.  

Ask yourself - What features or reports would Simplifyem, CIC or Yardi Genesis provide that you absolutely can't live without or create on your own? 

Compare that list with what Cozy or TenantCloud offer for free.  I bet they both will cover most of what you really need.  TenantCloud might be best for you given your experience in property management.  It's more robust (and complicated) than Cozy and offers more features.  Check out a comparison here.