Many small landlords dread the constant grind of collecting rent, advertising vacancies, screening tenants, and daily bookkeeping.

Owning a rental property can be rewarding and profitable, but it’s easy to sometimes feel like these ongoing responsibilities are a source of stress rather than satisfaction.

The good news is there are affordable and even free software solutions out there designed to take the pressure off and help you manage your properties with ease.

Let’s explore a few popular software solutions for small landlords, designed to help you focus on growing your rental business instead of getting trapped in a cycle of always burning the late night oil and hoping things will settle down.

 

Things to consider when evaluating tools for landlords

When researching and selecting software, we recommend making a list of your must-have features alongside a separate list of those that would simply be nice to have.

A comprehensive set of lists might look something like:

Must-have features

• Online rent collection
• Automated accounting and bookkeeping
• Basic financial reporting
• Integrated marketing tools for listing vacancies
• Tenant screening and background checks
• Lease management and document storage
• Smart receipt scanning
• Secure data protection and backup

Nice-to-have features

• Unlimited properties and portfolios
• Automated reminders for lease renewals and rent payments
• Advanced analytics and reporting
• Landlord banking with a high APY
• Online maintenance requests
• Tenant portal for communication and updates
• Mobile app access for on-the-go management
• Customizable templates for leases and notices
• Accountant features with Schedule E reports
• Shared account access for partners, spouses, etc.

 

The best software options for landlords with small portfolios

With these key decision criteria in mind, let’s take a close look at some of the top property management software options currently available for small landlords.

1. Stessa

Free yourself from the endless tyranny of manual tasks with Stessa. Stessa is cloud-based software that offers a comprehensive suite of key features. It’s also a dynamic platform with active engineering and product teams that work to regularly release new functionality.

The platform helps landlords maximize net operating income and streamline management tasks like tracking income and expenses, scanning receipts, drafting leases and tenant notices, and simplifying taxes.

Over 250,000 landlords are reaping the benefits of Stessa’s user-friendly system, and it’s currently rated the #1 landlord app (based on App Store ratings and total reviews as of November 2024). Landlords on the platform report saving up to $4,000 and over 100 hours of effort every year,* a testament to the efficiency and financial advantages Stessa offers.

Whether you’re a seasoned real estate investor or a first-time landlord, Stessa provides many of the most important management tools you need to save time and run your portfolio efficiently.

Stessa offers automated income and expense tracking to simplify financial management. It includes purpose-built real estate reporting and landlord banking with a high APY.** Additionally, an extensive library of legal templates enhances its appeal as a top choice for landlord software.

When you add everything up, Stessa is one of the most compelling landlord software options available today.

Top free features

• Manage unlimited properties
• Automated bank feeds for streamlined income and expense tracking
• Owner dashboard displaying key metrics for quick insights
• Basic financial reports to monitor your property’s performance
• Syndication to Zillow for broader listing exposure to help fill vacancies faster
• Tenant screening services through RentPrep (free to landlords when the tenant pays)
• Tenant applications managed directly through the platform
• Online rent collection for simplified payment processing
• Tenant autopay option for quicker rent payments
• Automatic reminders and late fee setup to avoid missed payments
• Tenant ledger and rent roll
• Landlord banking with no minimum balance requirement
• Unlimited bank accounts for each property and portfolio
• Competitive APY on cash balances
• Cash back on purchases
• Smart receipt scanning
• Unlimited online document and receipt storage for better record-keeping
• Mileage tracking for tax purposes
• Basic tax package for straightforward tax preparation

Top paid features

• Unlimited portfolios to organize properties as you like
• Shared account access with other property stakeholders like co-investors, spouses, and CPAs
• Advanced transaction tracking for in-depth financial insights
• Unlimited smart receipt scanning
• Budgeting, pro-forma analysis, and project expense tracking
• Advanced reporting for tax preparation
• Schedule E and CapEx reports
• Higher yield APY for improved cash management
• Accelerated rent payments
• ACH fee waived for tenants
• Lease template and e-signatures
• 60+ legal forms and templates
• Priority chat and live phone support

Pricing

Stessa offers a flexible pricing structure with 3 plans designed to suit different landlord needs. Users can opt for convenient monthly payments or take advantage of a discount by choosing annual billing.

Ratings from 3rd party sites (as of November 2024):

• Google – 4.6 out of 5 stars with 95 reviews
• Capterra – 4.6 out of 5 stars with 95 reviews
• Apple App Store – 4.8 out of 5 stars with 4,800 reviews
• Google Play App Store – 4.1 out of 5 stars with 525 reviews

Get started with a free Stessa account here.

 

2. Apartments.com (formerly Cozy)

With Apartments.com, landlords can manage their properties with a free, user-friendly platform that focuses on rental property marketing, tenant screening, lease signing, rent collection, and even tenant maintenance requests.

Top free features

• Applicant background screening
• Credit checks
• Digital e-signature
• Document management and storage
• Electronic payments for rent
• File sharing
• Financial management and reporting
• Maintenance requests and  management

Top paid features

• Premium rental network advertising for a larger ad and more videos

Pricing

Rental Manager by Apartments.com offers a suite of free online tools designed to streamline rental and property management. While it’s free for landlords, tenants are responsible for expenses related to tenant screening reports and credit card transaction fees.

Ratings from 3rd party sites (as of November 2024):

• Google – N/A
• Capterra – 4.3 out of 5 stars with 6 reviews
• Apple App Store – N/A
• Google Play App Store – 4.7 out of 5 stars with 86,900 reviews

 

3. Avail

Avail is a rental management solution that promises to streamline everything from tenant sourcing to lease signing. Tailored to DIY landlords, it’s relatively easy to use for advertising vacancies, pre-screening applicants, and processing payments, with the option to take advantage of additional premium features for a fee.

Top free features

• Rental property accounting
• Syndicate vacant listings to sites like Realtor.com, Apartments.com, and more
• Tenant screening
• Background and credit checks
• State-specific lease templates
• Online rent collection
• Tenant portal
• Maintenance request tracking

Top paid features

• Build custom property websites
• Customize tenant application forms and leases to your needs
• Use FastPay for next-day rent collection
• Benefit from zero ACH fees
• Easily duplicate and renew lease agreements

Pricing

Avail offers two plans for small landlords:

• Free plan for an unlimited number of units
• Unlimited Plus plan at $9 per unit per month

Ratings from 3rd party sites (as of November 2024):

• Google – 3.8 out of 5 stars with 222 reviews
• Capterra – 4.6 out of 5 stars with 249 reviews
• Apple App Store – N/A
• Google Play App Store – N/A

 

4. DoorLoop

DoorLoop provides a comprehensive platform designed to make your management tasks as a landlord easier. It features tools for rent collection, property accounting, listing advertisements, and handling maintenance requests. The software also integrates with automation features and popular apps like QuickBooks.

Top free features

• No free features

Top paid features

• Market vacant properties
• Accept applications online
• Tenant screening with comprehensive background checks
• Online lease agreement preparation and eSignatures
• Rent collection online using ACH, debit, credit, or cash payments
• Tenant and owner portals
• Maintenance request and vendor management
• Create automatic alerts for rent, lease renewals, and more
• Integrate with QuickBooks for accounting and bookkeeping
• Run unlimited customized financial reports

Pricing

DoorLoop offers three distinct pricing plans tailored to different needs, each with a discount for annual billing. An onboarding fee applies, varying by portfolio size:

• Starter: $69/month for 1 unit. Ideal for landlords needing essentials like online rent payments, tenant portals for maintenance, and basic accounting tools.
• Pro: $139/month for 1 unit. Perfect for those requiring more financial tools, with features like advanced accounting, QuickBooks sync, and two-way SMS/email communication.
• Premium: $199/month for 1 unit. Best for maximum features and integrations, including VIP support, free eSignatures, and a custom website.

Ratings from 3rd party sites (as of November 2024):

• Google – N/A
• Capterra – 4.9 out of 5 stars with 692 reviews
• Apple App Store – 3.6 out of 5 stars with 95 reviews
• Google Play App Store – 3.2 out of 5 stars with 147 reviews

 

5. Hemlane

The Hemlane platform works to automate tasks, such as advertising vacant properties and collecting rent and late fees. DIY landlords can connect with local leasing agents to take care of finding and placing a tenant while you handle other management tasks yourself. Small landlords can be as hands-off or as hands-on as they choose while utilizing some or all of Hemlane’s available leasing and property management software features.

Top free features

• Limited marketing syndication to popular platforms like Zillow, Trulia, Hotpads, and Zumper
• Tenant screening services, including background, credit, and income verification checks
• Basic rental property accounting with real-time income and expense tracking, plus cash flow and income reports

Top paid features

• Advertising to 11 premier rental listing websites
• Advanced tenant screening with credit, criminal, and eviction history reports
• Lease management tools that include lease renewal reminders and document storage
• Online rent collection with automatic late fees
• 24/7 repair coordination with service professional access
• Detailed financial tracking
• Tenant communication tools, including automated reminders and two-way messaging
• State-specific legal documents and discounted legal advice
• Tenant perks such as credit building and rewards for on-time rent payments

Pricing

Hemlane offers a variety of pricing plans tailored to different landlord needs, with a discount for annual billing and a 14-day free trial:

• Free: Provides limited marketing syndication, tenant screening, and basic rental property accounting.
• Basic: $36.50/month for 1 unit. Additional units are $2.50/each per month. Includes increased advertising for listings, additional tenant screening, financials and online rent collection, and tenant perks.
• Essential: $58/month for 1 unit. Additional units are $24/each per month. Offers all Basic features plus state-specific leases, e-signature, and repair coordination.
• Complete: $114/month for 1 unit. Additional units are $80/each per month. Provides full Essential features, 24/7 repair coordination, and access to a network of service professionals for comprehensive property management.

Ratings from 3rd party sites (as of November 2024):

• Google – 4.5 out of 5 stars with 299 reviews
• Capterra – 4.8 out of 5 stars with 169 reviews
• Apple App Store – N/A
• Google Play App Store – N/A

 

6. REI Hub

REI Hub specializes in accounting software for landlords who manage long-term and short-term rentals. It also supports multifamily rental properties.

Top free features

• No free features

Top paid features

• Property-centric accounting for detailed financial insights.
• Automated mortgage accounting with templates that split payments into principal, interest, and escrow.
• Lease tracking to monitor tenant details, lease terms, and expiration dates.
• Mileage log to document travel expenses related to property management, feeding directly into Schedule E.
• Secure receipt and document storage with easy upload options, including webcam snapshots.
• Comprehensive financial reporting, featuring Profit and Loss, Cash Flow, and Balance Sheet reports.
• Tax-ready Schedule E reports for each property.
• Fixed asset tracking to manage capital expenses and monitor depreciation.
• Real estate-specific transaction templates for accurate bookkeeping of rental activities.

Pricing

REI Hub provides four flexible pricing options tailored to the number of units you manage. Each plan gives you full access to all features with no long-term commitments. They offer a complimentary 14-day trial to get you started, or you can receive a discount when you buy right away:

• $15 a month for up to 3 units
• $25 a month for up to 10 units
• $45 a month for up to 20 units
• $80 a month, unlimited units included

Ratings from 3rd party sites (as of November 2024):

• Google – 5.0 out of 5 stars with 214 reviews
• Capterra – N/A
• Apple App Store – 3.7 out of 5 stars with 3 reviews
• Google Play App Store – N/A

 

7. Rentec Direct

Rentec Direct  is an online property management software system designed for DIY landlords, apartment owners, and property managers. There are no start-up fees or long-term commitments, and you get unlimited US-based customer service and training.

Top free features

• No free features

Top paid features

• Property income and expenses tracking
• Generate financial reports
• Market vacant listings
• Tenant screening with background checks, credit reports, and more
• Free ACH online rent payments for landlords and tenants
• Track maintenance request and work orders online

Pricing

Rentec Pro is for landlords and investors, and Rentec PM is for property managers. Prices vary based on the number of units. Both plans come with a 2-week free trial and a discount for annual billing.

• Rentec Pro: Starts at $50/month (up to 25 units)
• Rentec PM: Starts at $50/month (up to 20 units)

Additional features (for an additional charge) include tenant screening, which covers national criminal and sex offender checks, eviction history, and TransUnion credit reports. Rent payments via card incur a 2.95% fee, payable by either tenant or landlord, while cash payments cost $3.99, charged to the tenant.

Ratings from 3rd party sites (as of November 2024):

• Google – N/A
• Capterra – 4.6 out of 5 stars with 187 reviews
• Apple App Store – 5.0 out of 5 stars with 3 reviews
• Google Play App Store – 3.6 out of 5 stars with 9 reviews

 

8. RentRedi

RentRedi is a comprehensive property management platform for commercial and residential rentals. It not only streamlines communication between landlords and tenants but also offers an array of features to help property managers oversee all aspects of their properties – from rent collection to tenant communications.

Top free features

• No free features

Top paid features

• Unlimited properties and tenants
• Syndicate vacant listings to Realtor.com and Zillow
• Tenant screening with complete credit, criminal, and eviction reports
• Built-in pre-screening questionnaire
• Online lease signing and document storage
• Accept rent payments online with ACH, cash, and card payments
• Link multiple bank accounts

Pricing

RentRedi has 3 different plans for an unlimited number of tenants and units.

• Monthly: $29.95/month
• 6 Months: $20/month
• Annual: $12/month

ACH/cash rent payments incur a $1 fee per transaction, while card payments are charged at 3.1% plus $0.30, payable by either the tenant or landlord.

In addition, RentRedi partners with REI Hub to offer accounting plans for landlords who need financial reporting, with prices starting at an additional $25/month for up to 3 units. The company also partners with Latchel to provide maintenance service starting at an additional $25/month plus $0.80 per unit.

Ratings from 3rd party sites (as of November 2024):

• Google – N/A
• Capterra – 4.5 out of 5 stars with 95 reviews
• Apple App Store – 4.8 out of 5 stars with 8,600 reviews
• Google Play App Store – 4.3 out of 5 stars with 3,130 reviews

 

9. SimplifyEm

SimplifyEm is a comprehensive property management tool that automates routine tasks, manages finances, and facilitates tenant communication. It also offers reporting capabilities and integrates with Excel and QuickBooks for streamlined operations.

Top free features

• No free features

Top paid features

• Track rental income and property expenses
• Generate cash flow reports
• Free online ACH rent payments
• Automatic tenant billing and late payment notices
• Manage tenant and lease information
• Export data to QuickBooks and Excel
• Manage vendors
• Schedule E for taxes
• Unlimited online document storage

Pricing

SimplifyEm offers subscription-based pricing plans based on the number of units under management, with a free trial period:

• P10: $40/month (up to 10 units)
• P20: $50/month (up to 20 units)
• P30: $60/month (up to 30 units)
• P50: $75/month (up to 50 units)
• P75: $95/month (up to 75 units)
• P100: $115/month (up to 100 units)
• P100+: $115/month plus $10/month per extra 10 units
• P2000: $2,015/month (up to 2000 units)

In addition to these base costs, there are also additional charges, depending on the pricing plan selected:

• Advertising vacancies $3 fee per listing
• Online rental applications come with a $3 fee per application
• Leases cost $5 to $10 per form
• Tenant screening services start at $19.95

Ratings from 3rd party sites (as of November 2024):

• Google – N/A
• Capterra – 4.1 out of 5 stars with 129 reviews
• Apple App Store – 5.0 out of 5 stars with 2 reviews
• Google Play App Store – N/A

 

10. TenantCloud

TenantCloud is a versatile rental property management and accounting software that offers portals for landlords, tenants, and service professionals. It integrates features like online rent collection, tenant screening, maintenance requests, property advertising, and invoicing. The platform also includes a unique “ServicePro” profile for business promotion and job opportunities.

Top free features

• No free features

Top paid features

• Unlimited properties and units
• Property financial report generation
• Sync with QuickBooks Online
• Syndicate property listings
• Online rental applications
• Tenant screening paid by tenant
• Leases and document templates
• ACH rent payments
• Up to 9 bank accounts

Pricing

TenantCloud offers a range of pricing plans tailored to various property management needs, each optimized for different portfolio sizes. They also offer a 14-day free trial with each plan:

• Starter: $17 per month. Perfect for DIY landlords, this plan covers essential features like online rent payments, maintenance management, and property listings, ideal for managing small portfolios.
• Growth: $32 per month. Expands on Starter by adding a lease builder and comprehensive landlord forms, making it a great fit for landlords with larger portfolios.
• Pro: $55 per month. Designed for property managers and more experienced owners, this plan includes advanced offerings like tax reporting, application customization, and financial reconciliation for portfolio oversight.
• Business: Provides custom pricing with features such as team management tools and automatic listing refreshes, tailored for users with complex property management requirements.

In addition, online ACH rent payments fees cost $1.50 to $1.95 depending on the pricing plan selected.

Ratings from 3rd party sites (as of November 2024):

• Google – 4.0 out of 5 stars with 56 reviews
• Capterra – 4.3 out of 5 stars with 383 reviews
• Apple App Store – 4.7 out of 5 stars with 475 reviews
• Google Play App Store – 3.1 out of 5 stars with 748 reviews

 

11. Zillow Rental Manager

Zillow Rental Manager is a platform that helps landlords list their rental properties and find tenants. In addition to listing a property, landlords can create a free 3D home tour, screen tenants, upload leases, e-sign documents, and collect rent payments online. However, it wasn’t designed as a full-featured software platform for managing rental properties.

Although income and expense transactions are not automated, landlords can download a free rental income and expense worksheet from Zillow and manually enter transactions for up to 5 properties or units.

Top free features

• Pricing tools to competitively price your rental
• Syndication of listings across major rental sites
• Tenant screening with renter history, income verification, credit, and background checks.
• Lease creation and signing–build a new lease online or upload an existing one for digital signing.
• Online rent collection, including utility and move-in fee payments.

Top paid features

Zillow provides optional premium features. These include subscription-based advertising for increased listing visibility and priority support services, helping your listings stand out.

Pricing

Free to use.

Landlords can upgrade listings to premium for a one-time fee of $29.99 (good for up to 90 days), which includes extra ad visibility, pricing insights, and listing recommendations.

Ratings from 3rd party sites (as of November 2024):

• Google – N/A
• Capterra – 4.4 out of 5 stars with 36 reviews
• Apple App Store – 4.6 out of 5 stars with 10,500 reviews
• Google Play App Store – 4.4 out of 5 stars with 2,750 reviews

 

Next steps: Try the tool built for small landlords

Choosing the right software for landlords with small portfolios can be a daunting task. With so many options on the market, it’s hard to know where to start. However, by considering your specific needs and budget, you can narrow down the field and find the best landlord software for your property.

We’ve discussed some popular software options for landlords with small portfolios. We’ve also explained why more than 200,000 other landlords have decided to give Stessa a try. 

With its robust features and intuitive interface, Stessa makes it easy to manage your rental properties and keep track of your finances. Plus, its free Essentials plan offers a no-risk way to see how well it meets your unique needs.

Sign up for a free Stessa account today

 

* Stessa customer survey, July 2022

**Stessa is not a bank. Stessa is a financial technology company. Terms and conditions, features, and pricing are subject to change. This article, and the Stessa Blog in general, is intended for informational and educational purposes only and is not investment, tax, financial planning, financial, legal, or real estate advice.