Small PM Software Recommendation

[David Lee Hall, III]

I have a venture with some friend that I am going to be the PM for. I have a handful of my own places and have used Tellus (free) and Rentec Direct (paid) for managing them. 

The new venture will be a separate entity than my current personal one and I will need software for managing tenants there. As this is new, keeping costs low is imperative. I don't want to use Tellus again as the mobile only option w/ "invest with us" mantra they have has not been smooth since they added that "feature."

The software can't be the same instance of Rentec Direct due to needing different IRS data / reports.

Needs:

>Tenant maintenance portal w/ communications
>Tenant payments online (must include auto late fees)
>Accounting tracking per unit 

Currently I am kind of looking at the 3 options below:

Option 1: ERentPayment.com (payments + Maintenance but not communications) and Stessa ->Only cost is per transaction
Option 2: Avail (all 3) ->Free version, though accounting is a new feature & doesn't look like communications; $5/unit isn't a bad price for when ready to move to that level
Option 3: Iannago (all 3) -> Free (trans costs). Cincy-based startup. Seems nicer than Avail/more robust. Reporting not as nice as Stessa. 

Hidden option: Use Innago w/ Stessa to have access to the better reporting since both are free.

Any thoughts out there on these options/products? Any oddball situations you have seen that they couldn't handle?