I use Appfolio out of santa barbara, ca its definitely not free and my property mgmt company passes those costs down to me which I think is around 50-60 bucks a month based on number of units under the service.I am able to see all reports from rent rolls, cash flow statements / trailing 12 month cash flow, tenant ledgers, maintenance requests, dialog between tenants and mgmt staff, resolutions to maintenance requests, move in pictures, move out pictures, or video, and many more features.What I like is that it allows the vendors to be in a dialog/text/chat box so they are prepared (vendor) prior to job assignment with lockbox codes, scope of work and pictures before they even go to the site so we dont waste time figuring things out and run up a huge $$$ bill for lack of efficiency.

@Barbara Phipps Thanks!

Justin and Barbara,Not sure what you mean by a JV (joint venture). 

My name is Barbara (Barbi) Eubanks, and I work for LendLogix.

I use Barbara Rubley.

Come on, you're in Santa Barbara.

I'm near you in Santa Barbara so if you ever need anything please reach out. 

Barbara, Disclaimer: I work for a private non-us based school. 

Best, Blake Dalessio Santa Barbara, CA

Meet up in Santa Barbara County !!!