Property Mgmt Software Recommendation (too small for Appfolio)

[James Pollock]

We have 21 properties and have been using Quickbooks to manage them for the last couple of years but we have now decided it's time for software dedicated to property management.  I really like the look and features of AppFolio but they would not budge from their 50 Unit minimum so I am back looking for the right software.  

Buildium looks to be pretty descent and has a lot of features but I haven't seen a demo yet.  

My goal is to get something that can handle eLeasing, online applications, maintenance requests, website, listings on other sites, tenant screening, and preferably SMS texting.

Before I go too far with Buildium, is there something else I should look at?

Thank you!

Jay

[Rick Hanrahan]

Paul:  Can I ask how many doors you currently manage?  And approximately what you pay with Buildium (or what features you pay for and find useful)?  It appears that Buildium and TenantCloud are the best two options for the smaller landlord/PM.  Thank you! 

Peter and All: My wife and I own and operate 21 units.  We built our own Excel customized spreadsheets and have used them over the last 5 or so years.  However, we plan to grow this year and see the value in moving to dedicated software.  Did you evaluate TenantCloud (TC) or Buildium?  TC appears to be pretty good albeit a bit lacking on accounting.  Buildium looks to be more expensive but perhaps a bit more robust with accounting and would allow more room for growth.  

Our accountant has clients that use Quickbooks to manage hundreds of units.  However, they had to fully customize Quickbooks and spend thousands to do so with a big learning curve.  Based on our research, while Quickbooks is great for accounting, it is not a property management software.  I agree that AppFolio is too expensive for the smaller landlord/PM but would be an ideal pick with hundreds of units.  

It is definitely a bit challenging to find a workable PM software solution for the smaller landlord/PM that meets all our needs.  In that, I would say the PM software needs to offer the following major features in today's market:

- cloud based

- mobile friendly 

- full accounting capabilities for Schedule E taxes (both per property and in aggregate) - So we don't have to use Quickbooks too.  This would include synced capabilities with bank accounts and credit cards.  

- customizable docs (e.g. leases, lead based paint, etc) with e-signature 

- online payments

- online work orders/maintenance requests 

- customizable reports 

- synced online advertising to all major platforms (e.g. Zillow, realtor.com, Craigslist, etc.)       

- fully trackable by landlords, vendors, and residents (i.e. all can access the PM software for their concerns)

- communication feature for landlords, vendors, and residents (i.e. to eliminate back and forth email & have a documented history of that communication)   

- decent online learning center

- decent customer support 

- fair price with ability to grow with software

* capability for background and credit checks [these will obviously all be at additional cost] 

Any other insights/guidance others are seeing would be greatly appreciated!

Thank you all!

Rick