All Forum Posts by: Kobe McDaniel

Software is a common question on BiggerPockets. Here are some things to consider:

1. Most investors don't need software until they have 5-10 rentals. All you need is a single place to track tenant information, payment history, maintenance, and a few other things. You can easily do this on a spreadsheet and it will take less time to track than it would to find and learn a new software. If the software is not simplifying your life or making you more accurate, you shouldn't use it.
2. Software does have extremely helpful features like online payments, marketing syndication (click a button and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports. But do you really need that for your one rental?
3. There's no perfect software out there. Every system you try will have flaws or you'll salivate over a feature that shows up in other software.

Some common names you'll see thrown around a lot: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.

I recommend you search for each of those apps online and see what they offer, how much they charge, etc. Make a simple spreadsheet or written list with the features of each and see which ones appeal to you most. Try to narrow it down to your top 3-4. Once you have a short list, get an account with each one and run them through the wringer to see how they really function. Do one task at a time in each app so you can compare apples to apples.

• Load a property with pictures and details.
• Market that property.
• See what your marketing looks like from the public's perspective.
• Submit a fake application to see how easy the process is.
• Run a credit/screening report on yourself.
• Enter a maintenance request, assign a vendor, attach a fake invoice.
• Enter charges to the tenant's ledger.
• Enter recurring charges and automatic late fees.
• Sign documents electronically.
• Run owner reports.

After testing a few apps, one of them should stand out for you. Choose that one and use it. No system is perfect, so don't waste your time chasing after the next shiny object. You should only have to change when your current software has a flaw or lacking feature that is causing you to spend too much work on a work-around. Then you can consider researching and finding something that meets your needs better.

Hey @Kobe McDaniel,

Assuming you are asking because you are self-managing these properties solo?

There are many options out there. Full disclosure we use property management, so we may not be the best to answer this question for you.

But...

I know a lot of folks in this forum talk about Rentredi, Innago, Avail, Azibo, Hemlane, and others. I think BP even has a special deal for Rentredi. 

Hemlane is interesting. It's a solution that is somewhat between self-management and property management. It is also very cost-effective. We have looked into this for our own properties

Innago is also starting to get a lot of steam.

Every REI Tool is a resource that catalogs all the options out there and can be useful.

I hope this helps at least somewhat. I think with BiggerPockets' deal Rentredi is like $1. Innago, Azibo, and Avail are free. So you have some good options at low/no cost. I guess it also all depends on what you are looking for in the tool (listing, screening, rent collection, maintenance, etc)

@Kobe McDaniel You'd probably have to look into getting access to the land, if you plan to go residential. Definitely look into the easement as well as the utility access and permission to bore underground from neighbors. It's probably going at a good price for that exact reason. 

Another option would to opt not using it as residential. Other uses could be for advertising billboard signs, if in a good location with enough visibility. 

Hope that helps!