Property management software suggestions for the self-managed duplex

[Mike Whitman]

Hey all, I'm looking into low cost (or free) software that will let me keep track of rental income and expenses for a duplex I just bought. It's our first property, so it doesn't have to be robust. I use QBO for an event rental company I own, but I think that's overkill.  Short of building a spreadsheet, anyone have suggestions of a software that will handle a lot of the heavy lifting for reporting?

[Jim Johnson]

For a duplex, you don’t need anything heavy.

If your main goal is income/expense tracking and clean reports, Stessa is popular and free — it’s built specifically for rental property financials and keeps things simple.

If you also want rent collection and light tenant management, Innago, Avail, or TurboTenant are solid low-cost/free options.

Since you’re already familiar with QBO, just avoid overcomplicating it. For 1–2 units, the best system is usually the one that’s simple enough to actually keep updated.