Property Management Software

Property Management Software

Real Estate Agent · Omaha, NE · Member since 2019 · 6 posts · 3 votes

As of October 3rd, 2021, what property management software would you recommend? We used cozy for a while, and loved it.... Until it became Apartments.com. Wouldn't recommend. The application part, at least for us, just flat out has not at all worked. We cannot receive any through the website, and there is an option where once you get someone's info, you can invite them to apply. I have not been able to do that this weekend, due to issues with their website. This was very frustration, being that is the only way we've been able to have people actually apply using the site, and I had an open house this morning. Not to mention once they are actually able to fill out the application, they cannot skip the background and credit check, which was an option when it was cozy. We lost a good chunk of our interest due to that, being no one wants to pay $40, and give you all of their personal info, just to see a house. I have been thinking about Stessa, but wasn't sure.

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Rental Property Investor · Canton, OH · Member since 2018 · 59 posts · 77 votes
4y

@Alex Bedell Alex, after a lot of research and testing, I decided to go with Innago. I made the move over and I'm really happy so far. The customer support at Innago vs. Apartments.com is night and day different. I had a few minor concerns during my initial testing, but they were able to provide solutions to all of them.

Another issue you mentioned initially is that you were getting pushback from perspective tenants over them having to apply before they see the unit. I use a workaround for that with Google Forms. I create "pre-app" forms on Google Forms that ask about pets, who will be living in the house, their household income bracket, history of evictions or violent felonies, and even give the applicant a chance to brag on themselves a bit to tell us why they'd make a great tenant.

Once I collect these pre-apps I take only the qualified applicants and show them the house, then if they are still interested, I invite them to go through the full application process with background/credit checks from there. I'm sure there are other ways, but this works pretty well for me. If you have any questions feel free to DM me.

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  • Real Estate Broker · Rochester Hills, MI · Member since 2009 · 2k+ posts · 2k+ votes
    4y

    How many doors?

  • Real Estate Agent · Omaha, NE · Member since 2019 · 6 posts · 3 votes
    4y
    Originally posted by @Scott M.:

    How many doors?

    4 currently.

  • Member since 2021 · 94 posts · 45 votes
    4y

    We use Innago, and it has worked well. We require prospective renters to fill out an application before we decide whether or not to run screening (like you said, no one wants to pay $40 to fill out an application just to see the property...), and we're able to do that within the software. Not to mention we use it to collect rent, sign leases, etc. It has definitely saved us a lot of time. Hope this helps!

  • Rental Property Investor · Chesapeake, VA · Member since 2020 · 7 posts · 8 votes
    4y

    @Alex Bedell

    Avail.co

    I have 16 doors through the site and it costs $50 a month. Posting new listings, applying, screening, signing leases, collecting payments, and entering work orders! It was recently bought by realtor.com so I am expecting even more improvements soon!

  • Rental Property Investor · Canton, OH · Member since 2018 · 59 posts · 77 votes
    4y

    @Alex Bedell I’m in exactly the same situation as you, I loved Cozy and now am struggling trying to find the right alternative. I’m looking into about a dozen alternatives, I’d be happy to collaborate with you to share both my research and the final decision we make. 

  • Real Estate Agent · Omaha, NE · Member since 2019 · 6 posts · 3 votes
    4y

    @Sheena R Roth Please do!

  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    4y

    SparksRental

  • Rental Property Investor · Canton, OH · Member since 2018 · 59 posts · 77 votes
    4y

    @Alex Bedell Alex, after a lot of research and testing, I decided to go with Innago. I made the move over and I'm really happy so far. The customer support at Innago vs. Apartments.com is night and day different. I had a few minor concerns during my initial testing, but they were able to provide solutions to all of them.

    Another issue you mentioned initially is that you were getting pushback from perspective tenants over them having to apply before they see the unit. I use a workaround for that with Google Forms. I create "pre-app" forms on Google Forms that ask about pets, who will be living in the house, their household income bracket, history of evictions or violent felonies, and even give the applicant a chance to brag on themselves a bit to tell us why they'd make a great tenant.

    Once I collect these pre-apps I take only the qualified applicants and show them the house, then if they are still interested, I invite them to go through the full application process with background/credit checks from there. I'm sure there are other ways, but this works pretty well for me. If you have any questions feel free to DM me.

  • Rental Property Investor · Canton, OH · Member since 2018 · 59 posts · 77 votes
    4y

    Also, John Fedro may have some youtube videos out there on setting up the Google Forms. He's the one who introduced me to the concept. 

  • Rental Property Investor · Cherry Hill, NJ · Member since 2015 · 626 posts · 495 votes
    4y

    I currently manage 4 SFH rentals in addition to having a very demanding full time job. There are many free resources out there for smaller investors. I am going to list them:

    • TurboTenant
      • It is completely free to advertise your rental, screen your tenants.
      • You upload your pictures, write a description and it posts to 20+ websites for free
      • Takes about 24-48 hours for leads to come in.
      • Once you select a tenant, they pay for the background check, upload documents (paystubs, ID, W2) and it is all set to you.
      • It even helps you build a lease after you select a tenant (there is a $30+ fee for the lease)
      • My referral code (https://turbotenant.com/r/T3du... disclosure. I do not get any money from TurboTenant, nor am I an owner or investor in the company.
      • They have a referral program where they will send me a $25 home depot gift card for a referral - you don't have to use the referral code
    • Stessa
      • Stessa is a website that I use to track all my expenses.
      • It is another free site and you can pull reports
      • You even can upload receipts.
      • Roofstock recently purchased Stessa
      • Completely free
    • Zillow Rental Manager
      • I use this to collect rent.
      • Free for the landlord
      • Tenant only pays a fee if they use a credit card to pay rent. ACH is free
      • Takes about 5-7 days for the funds to hit your bank account
    • Excel
      • I use an excel spreadsheet to track my check register. You can download a free template online

    Other free websites I haven't used.

    • Avail.co
      • This is another free website that I learned about this week listening to a podcast (may have been a BP podcast). I haven't used it and cannot speak to it.
    • Zibo.com
      • This is another free website where you can collect rent electronically and have an interest checking account.
      • I am still looking at this, because not all my tenants pay electronically. 2 like to mail checks. I haven't looked at how to deposit those - I don't like mobile deposits.

    There are many free resources to use before you start paying for services. Out of my 4 rentals, I have placed 2 tenants with TurboTenant - one tenant is on year 3 and the other tenant is on year 2. I listed the properties, took some pictures (they weren't the greatest pictures) and had it rented in a week. I was able to recycle the leases upon renewal and didn't pay any commissions for the rental, which is a savings of over $4,000 if you consider the rental commission to be 1 month rent. I highly recommend it.

    Zillow, I have to wait 5-7 days for the money to hit my account. I don't mind it. For some that may be an inconvenience that they do not want.

    Stessa - This is my first year using it. I haven't used any of the reports for the accountant, yet. We can see how that goes.

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