Recommendations for Tenant/Landlord Software?

[Rebecca Webbe]

Good evening, 

I am curious what people recommend for software programs for managing tenant relations, i.e screenings, communication, payment, etc. Thank you in advance!

[Amanda Janes]

@Rebecca Webbe - If you have over 50 units, Appfolio is great; however, in order to use their screening and online payments feature you have to “apply” for access to this feature AFTER you sign their contract to use the database portion of the program. This “application” determines your credit worthiness for this feature (payments and screening).

If your main need is screening, I recommend NTN (National Tenant Network).

[Nathan Gesner]

Quote from @Rebecca Webbe:

Software is a common question on BiggerPockets. Here are some things to consider:

1. Most investors don't need software until they have 5-10 rentals. All you need is a single place to track tenant information, payment history, maintenance, and a few other things. You can easily do this on a spreadsheet and it will take less time to track than it would to find and learn a new software. If the software is not simplifying your life or making you more accurate, you shouldn't use it.
2. Software does have extremely helpful features like online payments, marketing syndication (click a button and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports. But do you really need that for your one rental?
3. There's no perfect software out there. Every system you try will have flaws or you'll salivate over a feature that shows up in other software.

Some common names you'll see thrown around a lot: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.

I recommend you search for each of those apps online and see what they offer, how much they charge, etc. Make a simple spreadsheet or written list with the features of each and see which ones appeal to you most. Try to narrow it down to your top 3-4. Once you have a short list, get an account with each one and run them through the wringer to see how they really function. Do one task at a time in each app so you can compare apples to apples.

• Load a property with pictures and details.
• Market that property.
• See what your marketing looks like from the public's perspective.
• Submit a fake application to see how easy the process is.
• Run a credit/screening report on yourself.
• Enter a maintenance request, assign a vendor, attach a fake invoice.
• Enter charges to the tenant's ledger.
• Enter recurring charges and automatic late fees.
• Sign documents electronically.
• Run owner reports.

After testing a few apps, one of them should stand out for you. Choose that one and use it. No system is perfect, so don't waste your time chasing after the next shiny object. You should only have to change when your current software has a flaw or lacking feature that is causing you to spend too much work on a work-around. Then you can consider researching and finding something that meets your needs better.

[Carlos Ptriawan]

Quote from @Nathan Gesner:

Quote from @Rebecca Webbe:

Software is a common question on BiggerPockets. Here are some things to consider:

1. Most investors don't need software until they have 5-10 rentals. All you need is a single place to track tenant information, payment history, maintenance, and a few other things. You can easily do this on a spreadsheet and it will take less time to track than it would to find and learn a new software. If the software is not simplifying your life or making you more accurate, you shouldn't use it.
2. Software does have extremely helpful features like online payments, marketing syndication (click a button and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports. But do you really need that for your one rental?
3. There's no perfect software out there. Every system you try will have flaws or you'll salivate over a feature that shows up in other software.

Some common names you'll see thrown around a lot: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.

I recommend you search for each of those apps online and see what they offer, how much they charge, etc. Make a simple spreadsheet or written list with the features of each and see which ones appeal to you most. Try to narrow it down to your top 3-4. Once you have a short list, get an account with each one and run them through the wringer to see how they really function. Do one task at a time in each app so you can compare apples to apples.

• Load a property with pictures and details.
• Market that property.
• See what your marketing looks like from the public's perspective.
• Submit a fake application to see how easy the process is.
• Run a credit/screening report on yourself.
• Enter a maintenance request, assign a vendor, attach a fake invoice.
• Enter charges to the tenant's ledger.
• Enter recurring charges and automatic late fees.
• Sign documents electronically.
• Run owner reports.

After testing a few apps, one of them should stand out for you. Choose that one and use it. No system is perfect, so don't waste your time chasing after the next shiny object. You should only have to change when your current software has a flaw or lacking feature that is causing you to spend too much work on a work-around. Then you can consider researching and finding something that meets your needs better.

 What software that you use in your PMC ? I always interested to listen to Nathan's personal chosing.

Mine it's like 50:50, either they use AppFolio or Buildium, the difference is on the reporting. 

[Nathan Gesner]

Quote from @Carlos Ptriawan:

I use Propertyware but it's a more expensive choice and only makes sense for a professional with a lot of rentals. I think even Appfolio is more than most people  need. Buildium is a good choice for less than 100 units. I am also hearing very good things about RentVine which has some of the best reporting available.

[Bob Stevens]

Quote from @Rebecca Webbe:

Good evening, 

I am curious what people recommend for software programs for managing tenant relations, i.e screenings, communication, payment, etc. Thank you in advance!

 How many do you have ?

[Stanley Joe McFall]

Hey Rebecca,

I have 8 rental units in Minnesota and in the end I like RentSpree for vetting potential tenants. Easy to use. Lots of good features.

For online rent, I use TurboTenant. There are seveal options for you and your tenant to use - some free, some a percentage, etc.

Both are easy to review online.

[Alex Pelletier]

I think the best software for your use case depends on how many properties you look to manage and whether the financial tracking or maintenance piece is more important for you. Few platforms do everything well.

Some like Avail, RentRedi, TenantCloud, Innago, and TurboTenant are good all-rounders, but some of these are paid solutions and charge additional for accounting and other features.

Stessa is easy to use for the bookkeeping bit, but is a bit less developed for managing leases, collecting rent, screening applicants, etc. They recently came out with a paid “pro” tier which puts a paywall in front of a lot of their desired features. There are some other software (feel free to ask me for more info) that also focus on the accounting and money management part of rental management but can also help with the majority of the features you listed. 

Good luck exploring and finding the right fit for your business!

[Mackaylee Beach]

Hey Rebecca,

Innago is simple and easy to access.

[Rebecca Webbe]

I appreciate everyone's input. This will be helpful in getting my started with my one rental unit.

[Joshua Hardy]

I use and like Avail.