Best free landlord app, have you found the golden goose?

[Matt Bailey]

What is the best free landlord app and why?

I've noticed some take payments, some don't, some advertise better than others, etc

Anyone found the golden goose?

[Karen O.]

Originally posted by @Matt Bailey:

Thanks @Karen O.

What do you use?

 I've been using Tenant Cloud. I am also using Cozy for some tenants that want to work on their credit, but I don't much like it. No real reports, limitations on blocking partial payments. From the tenant side, both cost the same to use (free for ACH, under 3% for credit/debit card). TenantCloud allows paypal, but charges the landlord (I block it). Stripe charges the tenant, so I let them use it, if they want, for those that don't have high amounts after section 8 (I block it for full pay tenants, as I feel that is too high a charge for them to get hit with). We have some that pay with BillPay (some of the cash check places  have that and money orders free, here).

One plus Cozy has over TenantCloud is 1099 reporting at year end - TenantClould reports it all as one entity, which Cozy says they'll report each bank account as it's own entity (which makes more sense, if you manage properties for multiple companies or individuals).

For  full accounting, I keep it all in quickbooks (desktop - much more capable than the online version), as we have for, well, decades at this point, I guess.

There is one free one out there, but I've only just started testing it, Turbo Tenant. They have a $25 referral bonus, if you want an invite or just check them out. I have listed one property there and did get some leads. They have the option to list to Zillow (same cost as direct with zillow, but lets you consolidate), as well as the other listings they do for free. So far, tech support is very good (no email into never never land, you get someone on chat). So far, they are charging for screening (same as the others). Just started on accepting payments, so haven't tried it. Some unique marketing features, esp. at that price point.

I investigated Tellus a bit, but they dropped desktop support. Sorry, I'm not typing in all my property descriptions on my phone. I suppose if you could enter bare bones info for payment, that would be ok, but that also means no reports accessible on the desktop, either.

Innago is free for landlords, but charges tenants with every payment, even ACH. Credit/debit cards are in line with other places, tho. Stessa is Apple only (and costs to tenants, if they process pmts, seem to be hidden from those without an account).