What is the best management software for 10 to 20 units?

Question

I have been using wunderlist and quickbooks to do all of my property management and feel like I need to upgrade to a property management software? I was wondering what you guys use and something that does not break the bank either. Anything that you guys can advise, would greatly be appreciated.

James Wise · Answer

We use RentecDirect & it works well for us. We've got 1,000+ units but I know they've got a free version if you're under 50 or so. Buildium is also popular. I tried it out & I didn't like the interface but others seem to love it, so worth a shot to check it out.

Brandon Wells · Answer

Yardi Breeze is a great option.

@Joshua Glesener

Timmi Ryerson · Answer

I use Smart Property Systems and love it.  It is easy to use, my tenants have not issues logging into their portal and it is competitive price wise.

James Wise · Answer

For the record Rentec is cheap to get started but if you're worried about a $99 cost Rentec ain't a cheap software. I believe I am paying roughly $1,000/mo for my Rentec account.

Joshua Glesener · Answer

Thank you for your replies @James Wise, @Jorjio Hopkins, @Kristopher Hanks, @Jill F.. You input has helped me out quite a bit. So far, I have personal votes and yours that go as follows:

Rentec Direct: 3 Votes

Buildium: 3 Votes

Cozy: 1 Vote

Simplify Em: 1 Vote

My thoughts is that the best pricing and can do quite a few things from online rent payments, owner payments, vendor payments as well as online tracking of repairs and work orders is Simplifyem.

I believe that the best bang for your buck is Renttec Direct because of there system do everything that simplifyem does, but does not charge you the extras as well as having access to the zInspector app. It is almost like having the Buildium software for a cheaper price.

Buildium is by far the best software for things that you can do with it, but it comes at a cost. Like a $99 setup fee for a bank account etc.

Let me know if you have any more votes. I am trying to figure out if I am thinking correctly on this software.

Jill F. · Answer

I like Buildium. Buildium has integrated accounting software in addition to online rental applications, integrated tenant screening, e-leases,  online rent payment (with automated accounting) and (recently) cash payments via paynearme. For us it is a good value (33 units).

Jorjio Hopkins · Answer

Hi @Joshua Glesener,

A ton of people have mentioned Cozy.co as a great free tool to help manage rental properties of this size.

Kristopher Hanks · Answer

@Joshua Glesener

Rentec Direct.

Joshua Glesener · Answer

@James Wise thank you for the input. This helps quite a bit

James Wise · Answer

Correct. We have a massive portfolio. The price points are scaled. So the pricing will grow as your business grows.

What is the best management software for 10 to 20 units?

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