Best PM software for a small commercial portfolio (under 20 units) — nobody has answe

[Ryan Stomel]

I manage a small commercial portfolio — mix of retail, one industrial, and a couple of office suites. Under 20 units total, all NNN or modified gross leases. I've been on a spreadsheet + QuickBooks combo and it works until CAM reconciliation season, at which point it turns into a nightmare.

I've spent weeks looking at the usual options and the gap is pretty clear:

Yardi / MRI — massive overkill for my size, priced for institutional operators, and implementation alone is a multi-month project. Not a fit.

AppFolio — primarily residential. Their commercial module is an afterthought. CAM tracking is manual, lease structure flexibility is limited, and support confirms they focus on multifamily.

Buildium / DoorLoop / Rent Manager — Same issue. These are built for units-based residential PM. They can technically hold a commercial lease but they're not designed for NNN reimbursements, escalation clauses, or year-end reconciliation.

RealPage — Enterprise only, pricing not publicly available, minimum portfolio size requirements.

What I actually need:

- Clean rent roll with NNN/gross/modified gross lease structures

- CAM estimate tracking per tenant (budget vs. actual)

- Year-end reconciliation workflow

- Rent escalation reminders

- QuickBooks integration

- Maintenance tracking

- Not priced for a 500-unit institutional operator

Has anyone found something that actually fits this profile? We've been testing PigJet (pigjet.com) which was built specifically for this segment — small/mid CRE operators with commercial leases — and it's the closest fit we've seen. Curious if others have found alternatives or have experience with tools at this scale.

For what it’s worth I compared the main options here if useful: https://pigjet.com/blog/best-commercial-property-management-software-small-landlords