Self-managing Out-of-state / rookie

Kansas City, Missouri
Out of State Investing
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Self-managing Out-of-state / rookie

Katelyn Laurente
Member since 2025 · 12 posts · 24 votes

1. Out of state investors, what software are you using to self manage your properties? I'm looking for one for tenant screening and rent collection. Possibly communication with tenants as well, but not a necessity. I know there's a few good ones out there but looking for personal recommendations.

2. How are you conducting potential tenant walk throughs so they can see the property?

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Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
3mo
Quote from @Katelyn Laurente:

1. Out of state investors, what software are you using to self manage your properties? I'm looking for one for tenant screening and rent collection. Possibly communication with tenants as well, but not a necessity. I know there's a few good ones out there but looking for personal recommendations.

2. How are you conducting potential tenant walk throughs so they can see the property?


You've started with two challenges, but there are more:

What application to use?
What lease document?
How will you get that lease signed?
What if tenant doesn't pay?
Eviction notices?
Handyman for repairs?
How will tenant contact you if emergency issue?

Hope these help, so you don't forget something! 

[email protected]248-209-6824
Logical Property Management4.9469 Reviews
WebsiteView Page
2Reply
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  • Nicholas L.Pro Member
    Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
    3mo

    @Katelyn Laurente

    Hi Katelyn.  I'm sure this isn't the answer you're looking for but why not just hire a property manager?

    0Reply
  • Carli Jones
    Property Manager · Kansas City, MO · Member since 2026 · 4 posts · 4 votes
    3mo

    Hey Katelyn

    For tenant screening and rent collection, TurboTenant and Rentec Direct are both solid options for out of state landlords. TurboTenant has a free tier which is great when you're starting out, and both handle screening, online applications, and rent collection in one place. Buildium is worth looking at too if you want something more robust as you scale!

    For showings, a lot of out of state investors use self showing lockboxes or smart locks so tenants can tour on their own schedule. Or if you prefer something more personable, while my property management company focuses on STRs, I'm also a licensed MO real estate agent with a lot of experience showing and leasing properties on behalf of out of state owners. I'd be happy to help you handle showings and tenant placement - please DM me if you want and we can talk more! 😊

    1Reply
  • Ed BaronePro Member
    Saratoga Springs, NY · Member since 2018 · 109 posts · 58 votes
    3mo

    I am biased, but my opinion is sincere: RentRedi.

    Full disclosure, I'm one of the founders. That said, I genuinely believe it checks the boxes you're looking for.  If you're a BiggerPockets PRO member, it's also included as part of your membership, so it's worth trying before paying for another solution.

    For your second question, if you're managing from out of state, I'd recommend having a trusted local agent or showing partner handle tours whenever possible. You certainly can use self-guided showings with smart locks, but having someone local who knows the property and neighborhood can provide valuable feedback that you won't get from a lockbox.

    FYI BiggerPockets can help you find an agent
    https://www.biggerpockets.com/business/finder/agents

    Best of luck on your first investment. Out-of-state investing is very doable with the right systems and a great local team.

    Ed

    1Reply
  • Jimmy LieuBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
    3mo
    Quote from @Katelyn Laurente:

    1. Out of state investors, what software are you using to self manage your properties? I'm looking for one for tenant screening and rent collection. Possibly communication with tenants as well, but not a necessity. I know there's a few good ones out there but looking for personal recommendations.

    2. How are you conducting potential tenant walk throughs so they can see the property?

    Welcome to the community, Katelyn! I've tried a few over the years, and for self-managing I'd probably start with TurboTenant or Avail since they handle tenant screening, online rent collection, leases, and basic messaging all in one place without being overly complicated. I've also heard good things about Innago from other investors. For showings, a lot of owners use self-showing services like Tenant Turner or Rently, especially if they're investing from out of state. If that's not an option, having a trusted local agent, property manager, or even a contractor you already work with handle showings can save a lot of time. Happy to connect and answer any questions you have!

    [email protected]614-300-7535
    Jimmy Lieu, Red 1 Realty4.9122 Reviews
    WebsiteView Page
    2Reply
  • Denise SuppleeBusiness Member
    Realtor · Willow Grove, PA · Member since 2017 · 1k+ posts · 661 votes
    3mo

    Hey @Katelyn Laurente nice to meet you here on BP! From my experience managing rentals, I've had good experiences with RentRedi and TurboTenant. Both handle tenant screening, rent collection, and communication well. The software is important, but having a solid screening process matters even more. For showings, I've used lockboxes, trusted local contacts, and property managers depending on the property. If you're managing from out of state, having someone local you trust can make all the difference.

    Spark Rental Co-Investing Club584 Reviews
    WebsiteView Page
    1Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
    3mo
    Quote from @Katelyn Laurente:

    1. Out of state investors, what software are you using to self manage your properties? I'm looking for one for tenant screening and rent collection. Possibly communication with tenants as well, but not a necessity. I know there's a few good ones out there but looking for personal recommendations.

    2. How are you conducting potential tenant walk throughs so they can see the property?


    You've started with two challenges, but there are more:

    What application to use?
    What lease document?
    How will you get that lease signed?
    What if tenant doesn't pay?
    Eviction notices?
    Handyman for repairs?
    How will tenant contact you if emergency issue?

    Hope these help, so you don't forget something! 

    [email protected]248-209-6824
    Logical Property Management4.9469 Reviews
    WebsiteView Page
    2Reply
  • Richard F.
    Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes
    3mo

    What are your reasons for wanting to invest outside of the KC metro area? There is a wide variety of areas to choose from for almost any type of investing. There are so many extra hurdles to jump when investing outside your local area...

    0Reply
  • Mohammed Rahman
    Real Estate Broker · New York, NY · Member since 2020 · 2k+ posts · 1k+ votes
    3mo

    Hey Katelyn,

    For self-managing, I've heard good things about TurboTenant, Avail, and Zillow Rental Manager. They all cover the basics like tenant screening, applications, lease signing, and online rent collection. Which one is best really depends on how many properties you have and what features matter most to you. If you're just starting with one or two rentals, you probably don't need anything overly complicated.

    The bigger challenge with out-of-state investing is having reliable boots on the ground. For showings, a lot of investors either hire a local leasing agent, pay someone to conduct showings, or work with a trusted handyman or property manager who can open the property and answer basic questions. Some also use smart locks so prospects can schedule self-guided tours, although I'd only do that after they've completed some level of pre-screening.

    One thing I'd also recommend is building a local team early. Even if you're self-managing, having a dependable handyman, plumber, electrician, and possibly a local agent can save you a lot of stress when something inevitably comes up.

    Wishing you the best with your first out-of-state property. Feel free to shoot me a message if you have any more questions - my DMs are always open!

    0Reply
  • Kerlous TadresBusiness Member
    Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
    3mo

    I would recommend TurboTenant. It is free for landlords, covers screening and rent collection, and works well when you are managing from a distance.

    The easiest move is a lockbox. Give the tenant a code after they fill out a basic inquiry form so you are not wasting time on tire kickers.

    [email protected]614-490-1163
    Kerlous Tadres | Reafco Real Estate542 Reviews
    WebsiteView Page
    0Reply
  • Marcus BolesBusiness Member
    Real Estate Consultant · Memphis TN · Member since 2026 · 9 posts · 1 vote
    3mo


    Welcome to Real Estate Investing!

    I'm originally from Kansas City and then moved to Memphis to continue my real estate investing. But before I moved physically into the market, I found that connecting with local professionals in the area for each division (title company, agents, contractors, etc..) made this investing strategy of Out of State Investing (Flips & BRRR) a lot smoother and profitable!

    I continue to do this in Memphis and other markets as well. I would recommend the same for you. Feel free to reach out directly. I'm happy to help and share what I have learned along the way!

    [email protected]816-204-0236
    Kingdom Resources INC
    WebsiteView Page
    0Reply
  • Kamil Lysik
    Property Manager · Warsaw · Member since 2026 · 107 posts · 38 votes
    3mo

    Hi,

    1. Software for remote self-management:

    • RentRedi and Avail – most commonly recommended for smaller portfolios (1-4 units), bundle tenant screening, online rent collection, and messaging in one place, affordable.
    • TurboTenant – free for the landlord (tenant pays for screening), good for syndicating listings across multiple sites at once.
    • Buildium or AppFolio – more robust, better once your portfolio grows (5+ units), but pricier and a bit much for a first property.

    For someone starting out remotely, RentRedi or TurboTenant is usually the best balance of cost and features.

    2. Showing the property without being there in person:

    • A local property manager or agent running open houses is the most reliable option — you pay a one-time showing fee instead of full management commission.
    • Self-showing with a smart lock (e.g. Schlage Encode, Igloo) – prospective tenants schedule through an app and let themselves in with a code, and you can see exactly who entered and when. Popular for remote landlords.
    • Video/virtual walkthrough (Matterport or just a phone video) as a first filter — screens out unserious inquiries before anyone shows up in person.
    • Some landlords pay a local contact or handyman a small fee for one-off showings if they don't want a smart lock or an agent involved.
    1Reply
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