Manage your property by yourself

Managing Your Property
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Manage your property by yourself

Alon A.
Investor · Member since 2023 · 135 posts · 47 votes

Hey guys 

I would like to ask you what kind of app is recommended to manage the property by your self including screening , payments , messages and everything basically 

I don’t live at the state of my properties so I have also real estate agent that will show the properties to renters. 
 and I also have team to do repairs 


please help me with app names the you are using 

1Reply
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Adah N.
Investor · Atlanta, GA · Member since 2020 · 294 posts · 142 votes
3y

@Eliott Elias

I think a good PM is a needle in a haystack.

I am watching the property next door that came up for rent. Has been sitting for 3 months, no photos, no meaningful description that would make a renter go for it, initially overpriced and reduced twice already. You guessed it, it was listed by a lame duck PM. Another one on same street came up for rent, colorful description and photos, listed by owner, rented within a month.

I use Avail, I am in state though. I have yet to go to my properties for maintenance issues. I just send the plumber or HVAC contractor or handyman etc.

Avail will cross post your rental ad across major websites(Zillow is king for my area). It also handles screening, lease signing, rent collection and maintenance requests.

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  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3y

    I wouldn't bother with an app.  Keep track of things yourself-if you use paper-write down expenses and income for each unit on a different page and file them in separate folders.  If you do it online, use a spreadsheet like excel and folders.  I have 5 rentals and record expenses in a small notebook as they come in and then paper clip receipts/bills for each rental together and put them in my filing cabinet.  They are grouped by tax year and rental.

    0Reply
  • Allen Wu
    Rental Property Investor · Member since 2021 · 335 posts · 193 votes
    3y
    Quote from @Alon A.:

    Hey guys 

    I would like to ask you what kind of app is recommended to manage the property by your self including screening , payments , messages and everything basically 

    I don’t live at the state of my properties so I have also real estate agent that will show the properties to renters. 
     and I also have team to do repairs 


    please help me with app names the you are using 


     Looks like you are in CA like me. I  would never manage my own properties. Maybe to do it for a couple of years to learn, but outsource it. I  have a property management team in CA, TX, and FL. As an example, I    live 2 mi away from my CA rental.... still use a PM! lol

    0Reply
  • Alan AsriantsBusiness Member
    Real Estate Agent · Philadelphia, PA · Member since 2019 · 1k+ posts · 1k+ votes
    3y

    I use Avail.co for my applications. I think they have some other tools as well. 

    [email protected]267-767-0111
    Alan Asriants - New Century Real Estate 591 Reviews
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    0Reply
  • James Hamling
    Real Estate Broker · Minneapolis, MN · Member since 2011 · 5k+ posts · 6k+ votes
    3y
    Quote from @Theresa Harris:

    I wouldn't bother with an app.  Keep track of things yourself-if you use paper-write down expenses and income for each unit on a different page and file them in separate folders.  If you do it online, use a spreadsheet like excel and folders.  I have 5 rentals and record expenses in a small notebook as they come in and then paper clip receipts/bills for each rental together and put them in my filing cabinet.  They are grouped by tax year and rental.


    "Oh, yeah, Mr CPA, so what was that receipt for in April..... yeah I got it right here, in my ah, filing system. I just gotta sort which pile. I have them chronologically stacked, no problem, I think. What, software, pish-posh, paper is great."
    0Reply
  • Rob Schou
    Real Estate Agent · Southern Maryland · Member since 2021 · 22 posts · 14 votes
    3y
    Quote from @Alan Asriants:

    I use Avail.co for my applications. I think they have some other tools as well. 


    Avail.co is my favorite as well. It has applications, payments, maintenance requests, and a bunch of other features. I believe it was $5 a month before but I think they are going towards a per-property fee soon. I still think worth it for the convivence to and the simplicity for my self and the tenants.

    1Reply
  • Chris Evans
    Real Estate Broker · Atlanta, GA · Member since 2023 · 38 posts · 37 votes
    3y

    @Alon A. I've been using Rentec Direct for over a decade. It's a great software that allows me to coordinate all of my tenants and maintenance. Here are a few things to consider when self-managing that you should think carefully about. 

    If you are pulling credit you are subject to federal regulations on how that data is stored and how that data is used. There are strict guidelines that you take on the liability of full compliance. You are also held to strict reporting times for adverse action letters, data storage requirements, and safeguarding of sensitive information. This is in addition to all of the Fair Housing requirements that you must abide by when approving/denying applicants. 

    Look into Reg Z, Fair Credit Reporting Act, and a slew of other regulations that accompany credit-based decisions. https://www.ftc.gov/business-g...

    1Reply
  • Jared H.
    Investor · Klamath Falls, OR · Member since 2017 · 28 posts · 9 votes
    3y

    I self-manage two properties remotely in other states (one renting out each bedroom) and use Innago (online), it's been great! They only charge a small $2 ACH transaction fee which either you can pay or the tenants can pay (autopay options, even pay with credit card), features a maintenance portal, background screening options, expenses, report sheets, signature system for lease agreements/notices, essentially all the features you could want.

    I've saved well over $20k in the past 5 yrs by self-managing. That's significant if you don't have high income, but yes, there is more work involved. For the hours put in, it's about $100+/hr for me, which is well worth my time currently. I could just use excel or something old school, but this is much more convenient & clean, costs me very little and I can export to excel quite easily. I'm only going to switch to PM once the numbers make sense.

    1Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3y
    Quote from @James Hamling:
    Quote from @Theresa Harris:

    I wouldn't bother with an app.  Keep track of things yourself-if you use paper-write down expenses and income for each unit on a different page and file them in separate folders.  If you do it online, use a spreadsheet like excel and folders.  I have 5 rentals and record expenses in a small notebook as they come in and then paper clip receipts/bills for each rental together and put them in my filing cabinet.  They are grouped by tax year and rental.


    "Oh, yeah, Mr CPA, so what was that receipt for in April..... yeah I got it right here, in my ah, filing system. I just gotta sort which pile. I have them chronologically stacked, no problem, I think. What, software, pish-posh, paper is great."

     What works for one person may not work for another. doesn't mean the other way is wrong.

    2Reply
  • Alon A.
    OP
    Investor · Member since 2023 · 135 posts · 47 votes
    3y
    Quote from @James Hamling:
    Quote from @Theresa Harris:

    I wouldn't bother with an app.  Keep track of things yourself-if you use paper-write down expenses and income for each unit on a different page and file them in separate folders.  If you do it online, use a spreadsheet like excel and folders.  I have 5 rentals and record expenses in a small notebook as they come in and then paper clip receipts/bills for each rental together and put them in my filing cabinet.  They are grouped by tax year and rental.


    "Oh, yeah, Mr CPA, so what was that receipt for in April..... yeah I got it right here, in my ah, filing system. I just gotta sort which pile. I have them chronologically stacked, no problem, I think. What, software, pish-posh, paper is great."

     You mean that I not going to have track on expanses without property management ? 

    For all fixes on property and handyman’s expanses ?  

    0Reply
  • Vicki X.Pro Member
    Investor · Member since 2022 · 186 posts · 155 votes
    3y
    Quote from @Alon A.:
    Quote from @Vicki X.:
    Quote from @Alon A.:

    Hey guys 

    I would like to ask you what kind of app is recommended to manage the property by your self including screening , payments , messages and everything basically 

    I don’t live at the state of my properties so I have also real estate agent that will show the properties to renters. 
     and I also have team to do repairs 


    please help me with app names the you are using 


    There have been many good answers above. I know many online tools that empowers investors nowadays. I've been managing a few of my single family houses myself, both local and remote. It's not hard with a good network of professionals (handyman, and folks who have the knowledge or can direct me to the right person). You can certainly test them and see what you want to do yourself vs. outsourced.

    My summary of such tool:

    • Listing and leasing: Zillow, Tenant Turner, and others (I said “Others” as many platforms can no longer list on Zillow timely and effectively)
    • PM software (lease and esign, rent collection, maintenance etc.): Azibo, Avail, Innago, Apartments.com, Hemlane, Turbotenant, Rentredi, Tenant Cloud, eRentpayment, Zillow
    • Rental accounting tool: Azibo, Stessa, REIHub, Quickbooks (not specifically for rentals and pricier though)
    • Rental banking: Azibo, Stessa
    • move-in/move-out inspection: rentcheck

    Hope it helps! I’ve used a few and tested many. Happy to share more details.



     hey , so there is any software that combine also listing on all rental sites and also do tenant management? 


    Thought I replied earlier but I must have missed it. 

    Most PM features are widely available. What matter the most are the user experience, cost, feature checklist and quality of the product (i.e., there are different tenant screening solutions).  You can compare by requesting a few demos.

    Listing is a pain for many rental platforms these days as Zillow has built a walled garden and stopped supporting them. One solution that still works is Tenant Turner. Their customers need to have an account with Zillow. Then they can list on all sites and leverage Tenant Turner's more robust prescreening and application process.

    So several options for listing, in my opinion:

    1. outsource to an investor friendly leasing only agent, who charges lower fee than 1 month rent

    2. list on zillow directly by yourself, and use a 3rd party platform to list on other sites. There will be good amount of pre-screening work for you.

    3. try tenant turner (there's a $50 minimum fee)\

    Hope it helps!

    0Reply
  • Sara Aviv Berger
    Flipper/Rehabber · Pittsburgh, PA · Member since 2019 · 52 posts · 22 votes
    3y

    @Alon Attias

    You can try turbotenant or hemline

    0Reply
  • Sara Aviv Berger
    Flipper/Rehabber · Pittsburgh, PA · Member since 2019 · 52 posts · 22 votes
    3y

    @Bob Stevens

    I can recommend turbo tenant but also heard that hemline are good

    0Reply
  • Alon A.
    OP
    Investor · Member since 2023 · 135 posts · 47 votes
    3y
    Quote from @Sara Aviv Berger:

    @Bob Stevens

    I can recommend turbo tenant but also heard that hemline are good

    Toda Raba !! 

    How is Innago ? Also what special on turbo tenant ? 
    0Reply
  • Sara Aviv Berger
    Flipper/Rehabber · Pittsburgh, PA · Member since 2019 · 52 posts · 22 votes
    3y
    Quote from @Alon A.:
    Quote from @Sara Aviv Berger:

    @Bob Stevens

    I can recommend turbo tenant but also heard that hemline are good

    Toda Raba !! 

    How is Innago ? Also what special on turbo tenant ? 
    I’m not familiar with Innago, I do know RentRedi, very similar to Turbo tenant. Turbo tenant just covers everything you need as a landlord. Receive payments, communicate with tenants, list a property, screening, get applications and more. 
    0Reply
  • Vicki X.Pro Member
    Investor · Member since 2022 · 186 posts · 155 votes
    3y
    Quote from @Alon A.:
    Quote from @Sara Aviv Berger:

    @Bob Stevens

    I can recommend turbo tenant but also heard that hemline are good

    Toda Raba !! 

    How is Innago ? Also what special on turbo tenant ? 

     @Sara Aviv Berger@Alon A. You can not list on zillow through Turbotenant any more.  I think it's the same for Hemlane. 
    Make sure you ask them what's the latest, and what's the speed of listing. Waiting for 24-48 hours for the listing to show up isn't ideal.

    1Reply
  • Jacob Hornberger
    Real Estate Agent · Tipp City, OH · Member since 2018 · 65 posts · 35 votes
    3y

    If you are just managing a couple properties. I would recommend checking out apartments.com. It's pretty basic but it's free and easy to use, it should have all the tools you need for now. You may need something more advanced when you start scaling up.

    1Reply
  • James Hamling
    Real Estate Broker · Minneapolis, MN · Member since 2011 · 5k+ posts · 6k+ votes
    3y
    Quote from @Alon A.:
    Quote from @James Hamling:
    Quote from @Theresa Harris:

    I wouldn't bother with an app.  Keep track of things yourself-if you use paper-write down expenses and income for each unit on a different page and file them in separate folders.  If you do it online, use a spreadsheet like excel and folders.  I have 5 rentals and record expenses in a small notebook as they come in and then paper clip receipts/bills for each rental together and put them in my filing cabinet.  They are grouped by tax year and rental.


    "Oh, yeah, Mr CPA, so what was that receipt for in April..... yeah I got it right here, in my ah, filing system. I just gotta sort which pile. I have them chronologically stacked, no problem, I think. What, software, pish-posh, paper is great."

     You mean that I not going to have track on expanses without property management ? 

    For all fixes on property and handyman’s expanses ?  


     It's to say operating via paper-system this day and age is rather "caveman" given the immense amount of resources readily and cheaply available to drastically increase efficiency, organization and accuracy. There is probably no less than 100 different software solutions for such. 

    For example, using a cheap self-pm software that has communication with accounting software to save untold hours of entry. AND when submitting to accountants for tax reporting, gains DISCOUNT for such vs dropping boxes filled with paper. 

    0Reply
  • Jay ThomasPro Member
    Real Estate Agent · Houston, TX · Member since 2021 · 1k+ posts · 715 votes
    3y

    Property management apps are a great way to increase efficiency and save time, especially for real estate agents who are not always present. These apps can help streamline processes such as tenant management, rent collection, maintenance requests, and more. They can also help with tracking payments, generating reports, and even setting up marketing campaigns. With so many options available, it's easy to find an app that suits your particular needs.

    [email protected]832-889-5607
    0Reply
  • Sara Aviv Berger
    Flipper/Rehabber · Pittsburgh, PA · Member since 2019 · 52 posts · 22 votes
    3y
    Quote from @Vicki X.:
    Quote from @Alon A.:
    Quote from @Sara Aviv Berger:

    @Bob Stevens

    I can recommend turbo tenant but also heard that hemline are good

    Toda Raba !! 

    How is Innago ? Also what special on turbo tenant ? 

     @Sara Aviv Berger@Alon A. You can not list on zillow through Turbotenant any more.  I think it's the same for Hemlane. 
    Make sure you ask them what's the latest, and what's the speed of listing. Waiting for 24-48 hours for the listing to show up isn't ideal.


     yes, I  totally agree

    0Reply
  • Ben Bolingbroke
    Salt Lake City, UT · Member since 2020 · 47 posts · 37 votes
    3y

    I use Avail.  It’s been great and helps to save a lot of time if you’re going the DIY landlord route.  I’d say when you have 2-3 properties it’s good to self manage and learn the process and then scale out of it and hire a property manager. 

    2Reply
  • Alon A.
    OP
    Investor · Member since 2023 · 135 posts · 47 votes
    3y

    thank you all 

    1Reply
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