Then check out Buildium, its a more full service property management software, which means it costs more, but should save you a lot of time and included rent collection online. 

Hansen, I have never heard back and he is most likely living on my 15k while looking for his next sucker.As a sidenote, I did discover a great piece of software called phone view.

And I agree that tracking expenses for a small number of units is easily done without purchasing expensive property management software.

Memphis Invest uses a software called PropertyWare to track all expenses, collect statements, and create a ledger of accounts receivable, paid, outstanding, and overall return on investment.

What software have you used?

Or softwares, like excel?

You could roll up a entity, and write off the office supplies or whatever you want to catalog it as, but the write off value on them books will likely be worth less than the cost to form the entity, documents, and tax filing cost.Once you have a working business, you can absolutely write off software, books, seminars, guru program, etc..

Thank you Hi Mary this is a different topic thread but Fannie used to count all properties in entities as "financed properties," as long as you owned more than 25% in that entity as documented by your annual K1 form which your LP/LLC/Scorp/flow through entity will show your ownership percentage.This meant that even if the mortgage note was in the LLC's name and the title was in the LLC's name you'd still be hit with these properties as financed properties as long as you owned more than 25% of the company/entity.Fannie has evolved their language on how they count financed properties in late 2017.Now their emphasis is on you being "personally obligated," on the note or basically if you're personally obligated on the note/mortgage/paper instrument.A real life experience or example is that most local credit unions or community banks that use the same loan origination software  will make you sign make you sign the mortgage note as a manager of your LLC however the personal guarantee (PG) is a separate document.

Also is there anyone who uses bill paying software to allow their tenants to pay the rent online?

I managed the rentals myself up until early this year when I hired a property management firm in order to get some free time back, have some backup so I can go on vacations again,  and in response to the hostile political environment towards landlords in seattle.My long term plan with REI is to get to a large enough door count such that with sufficient equity the net cash flow is enough to live on comfortably  (which I would define as matching my current gross software engineer's salary).