What's the best way to keep finances separate for different units

[Anthony Spallone]

Hi, I own three properties with eight units (we live in one). The first property has three units, the second property has three units, and the third property is our primary residence with a unit. We have decided to not put them in an LLC right now and we have been collecting rent and paying bills in a personal banking account. We record all our expenses and whenever we have repairs/improvements we save the receipts for everything for our taxes for legal deductions. We need a better system for keeping receipts and we need a better system for doing our monthly budgets. We would like to have a different bank account for each property. We are open to ideas and would just like to hear if there are people in our situation who have figured out a manageable way to do this. We have gotten to the point to where we need to make this more manageable, especially with all the repairs for tax purposes. That is a bit of our situation so here are our specific questions.

1) How would you do your budget for three separate properties with eight units where you live in one of the units?

2) How do you have your tenants pay you rent? We are currently using Zelle but that goes into our personal bank account and we would like to give the tenants the option to pay online with a credit card or send money to an account that is only for that property but not sure how to set that up with something like Zelle. 

3) How you record repair/improvement receipts and do you have a system that syncs with your budget? We are currently doing it manually on google sheets. 

4) Any other advice for us? 

Thank you for taking the time to read about our situation! We are currently located in Central New Jersey and would love to connect with others who are in our general area.

Anthony