Which property management software is good to use just starting out?
Ashley KroftPro Member
New to Real Estate · El Paso, TX · Member since 2023 · 31 posts · 17 votesWhich property management software is good to use just starting out?
Most Popular Reply
Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
1yQuote from @Ashley Kroft:
Hello BP!
I am curious what you all use as a property management software to screen tenants, create applications for the tenants to apply, create leases, list the properties for rent, maintenance requests, etc. A do-it-yourself program that is landlord friendly to a beginner landlord.
Right now I am using Avail and I'm not loving it as I cannot upload my own rental application. What do you all use for your properties?
Thank you in advance for your time reading my post and answering my questions. Much appreciated!!!
You don't need any software to get started. The beginner-friendly ones don't deliver what you need and the more advanced systems (like bildium) will have you spend more time learning the software than anything else. And I am generally a software guy! We use a lot of IT in my other business, but I can't make a good case for fully integrated property management software until you get into 100+ units.
Analysis paralysis is a very easy trap to fall into. And similar, you can spend time to design a logo, print buisness cards, set up a website, creating LLCs - or you can go and buy properties instead..
All you really need is a seperate bank account. We use Zillow to avertise, MySmartMove (Transunion) for background checks, Google sheets of course, bookkeeping is completely outsourced and they use Quickbooks (I died on that hill more than once, best decision ever to outsource), for communication a seperate cell phone and it's mostly text messages, rent collection via my bank (ACH), and maintennace in a spreadsheet (how much maintenance are you planning on doing??) Leases should be State specific (we use Wisconsin Legal Blank for all forms) and mature / well-litigated, meaning court-tested.
There are very little synergies to integrate these systems. Yes, I may have to type a tenants name more than once, but most of our tenants stay 5+ years, so big deal..
29 Replies
- 1yDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
@Ashley Kroft how much are you paying for Avail?
How much MORE are you willing to pay for a better solution?
Logical Property Management4.9450 Reviews - New to Real Estate · El Paso, TX · Member since 2023 · 31 posts · 17 votes1y
Thank you @Rod Hanks, I will look into this software.
@Drew Sygit, I currently pay $9 per unit to use avail. But I cannot upload my own rental application with the questions I would like to include.
I'm open to options of other services if I am able to upload my own documents.
Thank you for your time and guidance!
- 1yDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
Quote from @Ashley Kroft:
Thank you @Rod Hanks, I will look into this software.
@Drew Sygit, I currently pay $9 per unit to use avail. But I cannot upload my own rental application with the questions I would like to include.
I'm open to options of other services if I am able to upload my own documents.
Thank you for your time and guidance!
I think Buildium is a minimum of $50/month.
We've looked at 10+ software packages and NONE of them are perfect:( They all have their strengths & weaknesses, so it's really a tradeoff in the end.
Check if any of these may work out better for you:
Doorloop, Hemlane, Innago, RentRedi, Stessa, Avail, Apartments.com, TenantCloud, TurboTenant, Buildium
May I ask what specific application data fields you want?
- Been doing this 25+ years and may be able to offer an experienced viewpoint on the value of what you are chasing...Logical Property Management4.9450 Reviews
- 1yPeter MckernanBusiness MemberResidential Real Estate Agent · Irvine, CA · Member since 2013 · 2k+ posts · 1k+ votes
I would take a look at buildium, it is a great resource for smaller outfits looking to grow!
The McKernan Group4.954 Reviews - Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes1y
Quote from @Ashley Kroft:
Hello BP!
I am curious what you all use as a property management software to screen tenants, create applications for the tenants to apply, create leases, list the properties for rent, maintenance requests, etc. A do-it-yourself program that is landlord friendly to a beginner landlord.
Right now I am using Avail and I'm not loving it as I cannot upload my own rental application. What do you all use for your properties?
Thank you in advance for your time reading my post and answering my questions. Much appreciated!!!
You don't need any software to get started. The beginner-friendly ones don't deliver what you need and the more advanced systems (like bildium) will have you spend more time learning the software than anything else. And I am generally a software guy! We use a lot of IT in my other business, but I can't make a good case for fully integrated property management software until you get into 100+ units.
Analysis paralysis is a very easy trap to fall into. And similar, you can spend time to design a logo, print buisness cards, set up a website, creating LLCs - or you can go and buy properties instead..
All you really need is a seperate bank account. We use Zillow to avertise, MySmartMove (Transunion) for background checks, Google sheets of course, bookkeeping is completely outsourced and they use Quickbooks (I died on that hill more than once, best decision ever to outsource), for communication a seperate cell phone and it's mostly text messages, rent collection via my bank (ACH), and maintennace in a spreadsheet (how much maintenance are you planning on doing??) Leases should be State specific (we use Wisconsin Legal Blank for all forms) and mature / well-litigated, meaning court-tested.
There are very little synergies to integrate these systems. Yes, I may have to type a tenants name more than once, but most of our tenants stay 5+ years, so big deal..
- 1moCandice CoatesPro MemberNew to Real Estate · DMV · Member since 2022 · 53 posts · 45 votes
Quote from @Marcus Auerbach:
Quote from @Ashley Kroft:
Hello BP!
I am curious what you all use as a property management software to screen tenants, create applications for the tenants to apply, create leases, list the properties for rent, maintenance requests, etc. A do-it-yourself program that is landlord friendly to a beginner landlord.
Right now I am using Avail and I'm not loving it as I cannot upload my own rental application. What do you all use for your properties?
Thank you in advance for your time reading my post and answering my questions. Much appreciated!!!
You don't need any software to get started. The beginner-friendly ones don't deliver what you need and the more advanced systems (like bildium) will have you spend more time learning the software than anything else. And I am generally a software guy! We use a lot of IT in my other business, but I can't make a good case for fully integrated property management software until you get into 100+ units.
Analysis paralysis is a very easy trap to fall into. And similar, you can spend time to design a logo, print buisness cards, set up a website, creating LLCs - or you can go and buy properties instead..
All you really need is a seperate bank account. We use Zillow to avertise, MySmartMove (Transunion) for background checks, Google sheets of course, bookkeeping is completely outsourced and they use Quickbooks (I died on that hill more than once, best decision ever to outsource), for communication a seperate cell phone and it's mostly text messages, rent collection via my bank (ACH), and maintennace in a spreadsheet (how much maintenance are you planning on doing??) Leases should be State specific (we use Wisconsin Legal Blank for all forms) and mature / well-litigated, meaning court-tested.
There are very little synergies to integrate these systems. Yes, I may have to type a tenants name more than once, but most of our tenants stay 5+ years, so big deal..
I was planning on using one of my personal accounts for rent collection and to pay the mortgage out of that same account, and also to pay my rent from that account. Should I keep the rent I am paying for my place out?
- Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes1mo
Quote from @Candice Coates:
Quote from @Marcus Auerbach:
Quote from @Ashley Kroft:
Hello BP!
I am curious what you all use as a property management software to screen tenants, create applications for the tenants to apply, create leases, list the properties for rent, maintenance requests, etc. A do-it-yourself program that is landlord friendly to a beginner landlord.
Right now I am using Avail and I'm not loving it as I cannot upload my own rental application. What do you all use for your properties?
Thank you in advance for your time reading my post and answering my questions. Much appreciated!!!
You don't need any software to get started. The beginner-friendly ones don't deliver what you need and the more advanced systems (like bildium) will have you spend more time learning the software than anything else. And I am generally a software guy! We use a lot of IT in my other business, but I can't make a good case for fully integrated property management software until you get into 100+ units.
Analysis paralysis is a very easy trap to fall into. And similar, you can spend time to design a logo, print buisness cards, set up a website, creating LLCs - or you can go and buy properties instead..
All you really need is a seperate bank account. We use Zillow to avertise, MySmartMove (Transunion) for background checks, Google sheets of course, bookkeeping is completely outsourced and they use Quickbooks (I died on that hill more than once, best decision ever to outsource), for communication a seperate cell phone and it's mostly text messages, rent collection via my bank (ACH), and maintennace in a spreadsheet (how much maintenance are you planning on doing??) Leases should be State specific (we use Wisconsin Legal Blank for all forms) and mature / well-litigated, meaning court-tested.
There are very little synergies to integrate these systems. Yes, I may have to type a tenants name more than once, but most of our tenants stay 5+ years, so big deal..
I was planning on using one of my personal accounts for rent collection and to pay the mortgage out of that same account, and also to pay my rent from that account. Should I keep the rent I am paying for my place out?
I am not sure if I understand your question? I would set up a new account and use that exclusively for the rental. Get checks and a credit card for it too.
- Real Estate Coach · LandlordSkool.com · Member since 2017 · 110 posts · 88 votes1y
I'd say go with no software at first and focus effort on system and making SOPs for all steps, standardize your forms, build FAQs, business banking, etc and try to keep things simple.
To get started test listings on different platforms natively and learn the ins and outs. Track where your best leads come from and only list on the best when you dial it everything. You can use MySmartMove for screening and do your own books, at least for a bit to learn.
Later when you want a PM software look for something that has built in bookkeeping. I'd say don't rush it. Just my 2 cents. Good luck out there!
- 1yDan H.Pro MemberInvestor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
RentRedi was free with BP pro when we (mostly the wife) started using it. It may still be free with BP pro. The support has been good but it takes time to setup and there has been some glitches (so do not expect perfection).
I use Asana to track/coordinate repairs but do not have tenant access. The issues get reported via our Google voice (either text or call), then I create the asana task. It is more customized in function than a spreadsheet. Again not perfect, but it works.
good luck - New to Real Estate · El Paso, TX · Member since 2023 · 31 posts · 17 votes1y
Thank you, @Dan H., @Rene G., @Marcus Auerbach, @Peter Mckernan, and @Drew Sygit for your valuable feedback and guidance.
I am going to use Avail for my software program as it has more of what I need vs. having the ability to upload my own rental application. I figure I can accomodate to Avail's customizable rental application to begin my property management journey because of what all they have to offer.
Thank you all again! Your insight was truly helpful!
- New to Real Estate · El Paso, TX · Member since 2023 · 31 posts · 17 votes11mo
Thank you, @Yanik Parsch! I appreciate this option and your feedback!
- Saint George, UT · Member since 2016 · 3 posts · 3 votes11mo
I've used Avail but always looking for others for the same reasons
- Specialist · New Roads LA · Member since 2025 · 11 posts · 4 votes11mo
Hi Ashley
Since you are starting out, this could be a great time for you to look into AI. Instead of learning the off-the-shelf software systems like Avail, Innago,... you could invest a little time in developing your own system. This may sound crazy, but you can create an App that keeps track of your tenants and leases by simply instructing AI to "Write an App that keeps track of my tenants and leases".
Besides, the skills you acquire by using AI will be helpful to you forever, and give you a competitive advantage.
Years ago, I had devoted my time to learning Cozy, and depending on it... eventually it phased-out, leaving me to start from scratch again.
Hope this helps
George
- Homeowner · Burbank, CA · Member since 2020 · 24 posts · 5 votes3mo
Quote from @George Skondras:
Hi Ashley
Since you are starting out, this could be a great time for you to look into AI. Instead of learning the off-the-shelf software systems like Avail, Innago,... you could invest a little time in developing your own system. This may sound crazy, but you can create an App that keeps track of your tenants and leases by simply instructing AI to "Write an App that keeps track of my tenants and leases".
Besides, the skills you acquire by using AI will be helpful to you forever, and give you a competitive advantage.
Years ago, I had devoted my time to learning Cozy, and depending on it... eventually it phased-out, leaving me to start from scratch again.
Hope this helps
George
I’d be careful about trying to “vibe‑code” a property‑management app without any programming background. It feels great at the beginning, but getting from “AI wrote me a starter app” to “this thing securely handles payments, backups, and bank transfers” is a huge leap. If you really want to pursue it, hire a developer unless you already are one.
- Real Estate Agent · Lansing, MI · Member since 2020 · 169 posts · 91 votes3mo
@Ashley Kroft
I personally own 4 rental units and am currently using Turbo Tenant and am very happy with it after almost a year of using it. It's way more affordable than others and it does everything I need. I was using RentRedi before and that got the job done, but Turbo Tenant just seems more "put together" and user friendly.At the RE company I work for, we own / manage around 150 units and we have Buildium for that. Buildium is much more expensive / complicated than what you're needing if you're just starting out.
I'm not sure what your 'Rental Application' looks like, but if you pay for a Pro membership, then you can customize your own 'Pre-Screening' questions / application.
If you plan to stick around the 2-20 units, I highly recommend Turbo Tenant.- Troy
- Homeowner · Burbank, CA · Member since 2020 · 24 posts · 5 votes3mo
Quote from @Troy DeLong:
@Ashley Kroft
I personally own 4 rental units and am currently using Turbo Tenant and am very happy with it after almost a year of using it. It's way more affordable than others and it does everything I need. I was using RentRedi before and that got the job done, but Turbo Tenant just seems more "put together" and user friendly.At the RE company I work for, we own / manage around 150 units and we have Buildium for that. Buildium is much more expensive / complicated than what you're needing if you're just starting out.
I'm not sure what your 'Rental Application' looks like, but if you pay for a Pro membership, then you can customize your own 'Pre-Screening' questions / application.
If you plan to stick around the 2-20 units, I highly recommend Turbo Tenant.- Troy
I used to help manage a few properties for my in‑law, who was on AppFolio, and things like lease renewals, mixed‑use utility splits, and maintenance requests were always a pain. Just curious, does Buildium, TenantCloud, or TurboTenant handle those parts any better?
- Real Estate Agent · Lansing, MI · Member since 2020 · 169 posts · 91 votes3mo
@Rich Chen
I cannot speak to AppFolio or TenantCloud, but TurboTenant is quite easy for Lease Renewals and Maintenance Requests. I don't know of any options for an easy Utility Split. I believe that would be fairly manual / labor intensive to do each month. Buildium would be a little easier for that.
- Real Estate Agent · Memphis · Member since 2026 · 538 posts · 311 votes3mo
When I first started, I found it was less about finding the "perfect" software and more about finding something I could use consistently. Most of the major platforms handle the basics pretty well—applications, tenant screening, leases, rent collection and maintenance requests.
If having the ability to customize and upload your own rental application is important, I'd probably take a look at Buildium, TenantCloud or TurboTenant. They each have their pros and cons depending on your portfolio size and management style.
Out of curiosity, how many units are you managing right now? I've found the best software choice can change quite a bit as your portfolio grows.
- 3moRachid AbadliBusiness MemberInvestor · Sacramento, CA · Member since 2024 · 125 posts · 33 votes
When I started self-managing my Sacramento rentals, I went through the same search. I tried Avail, spreadsheets, and cobbling together three different apps.
Here's what I learned: pick whatever you'll actually open every day. The "best" software you log into once a month is worse than a basic one you use daily.
For me, the must-haves were:
- Tenant communication in one place — not scattered across texts, emails, and voicemails.
- Maintenance tracking with photos — not because it's fancy, but because California requires documentation for everything now (AB 2801 added a pile of move-out requirements).
- Rent tracking that shows me who's late without checking my bank account.
The "upload your own application" limitation is a real pain point with some free tools. They lock you into their screening flow, which doesn't always work if you have specific criteria or local fair housing requirements.
What's your portfolio look like — single-family, duplex, or small multifamily? That changes the answer a lot.
LeaseBase.ai - New to Real Estate · New York, NY · Member since 2021 · 25 posts · 14 votes1mo
@Troy DeLong
Since you've seen both a four-unit setup and a roughly 150-unit operation, what changes first as you scale that make the simpler setup stop working? Is it mostly tenant/maintenance management, or does tracking the financial side of each property become harder too?
- New to Real Estate · New York, NY · Member since 2021 · 25 posts · 14 votes1mo
@Marcus Auerbach
Your point about there being very little benefit to integrating everything was interesting. As the number of properties grew, was there any part of the workflow that became noticeably harder to manage manually, or did the separate tools continue to work pretty well?
- Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes1mo
Quote from @Garth Huxtable:
@Marcus Auerbach
Your point about there being very little benefit to integrating everything was interesting. As the number of properties grew, was there any part of the workflow that became noticeably harder to manage manually, or did the separate tools continue to work pretty well?
Yes. Bookkeeping. By far the biggest suck, because it grows linear with your portfolio. I waited way too long to hire a professional bookkeeping service (different from CPA).
- 15hRachid AbadliBusiness MemberInvestor · Sacramento, CA · Member since 2024 · 125 posts · 33 votes
When you're just starting, simplicity matters more than features. You don't need Buildium-level accounting on day one — you need a lease you can send, a way to screen applicants, and rent collection that actually deposits to your bank.
The free tier options I've seen: TurboTenant (solid for listings + screening), Avail (clean UI but $2.50/ACH on free plan), and LeaseBase (full stack — leases, e-sign, screening, rent collection, maintenance, compliance alerts).
My advice: don't pay for anything until you have 5+ units. The free tools are good enough for 1-4 units and you'll learn what features you actually need before committing money.
LeaseBase.ai
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