10 Best Software for Small Landlords [Free & Paid]

When the first of the month rolls around, are you confronted with a mountain of tasks, receipts, and reminders related to your rental property investments. Are you wasting time tracking down slow-paying tenants? Does your to-do list seem to grow exponentially during tax time?

From collecting rent to managing expenses and screening tenants, being a landlord with a few properties - or even just your first one - can quickly become overwhelming.

Some rental property owners delay integrating online tools into their business, thinking they might inadvertently complicate things or come with a steep learning curve. In reality, there's a world of effective software options specifically designed to help landlords like you lighten your load and help you manage everything more efficiently.

And the best part? Many of these tools are affordable and/or offer free options.

In this post, we’ll dive into the top 10 software options that can help simplify your landlord duties, making your job easier and more efficient. We’ll cover: 

• The core features you should consider in an ideal landlord software platform
• How well each service offers these essential features
• Whether each feature is covered in a free or paid plan

The top features to look for in a good software option for small landlords

When choosing software, small landlords should focus on the features they'll use regularly to handle their day-to-day tasks more efficiently. Prioritizing essential tools that help with managing tenants, organizing income and expenses, and collecting rent ensures your choice isn't cluttered with extras that add unnecessary complexity.

Here’s a list of things we think you should look for, and we’ll note whether each tool offers each key feature in the next section:

• Syndicate vacant property listings to popular rental platforms
• Tenant screening tools
• Automated rent collection
• Expense tracking and categorization
• Real-time reporting and analytics
• Lease management and document storage
• Mobile app accessibility
• Income and expense dashboards
• Secure data encryption
• Customizable alerts and notifications
• Integration and syncing with banking and financial services
• Bonus: Unlimited landlord banking with high-yield accounts
• Bonus: Cash back on debit card purchases
• Bonus: A portal to receive and manage maintenance requests

Best software for small landlords

1. Stessa

Stessa is rental property management software designed to simplify your life as a landlord, offering a comprehensive range of tools in one easy to use platform. 

Included with Stessa, is the #1 mobile app for landlords (based on App Store ratings, as of December 2024), which helps you track income and expenses, screen tenants efficiently, and collect rent online with ease. With real-time dashboards, you can manage your properties smarter and faster, making the most of every investment.

Accounting

Stessa simplifies accounting with features such as receipt scanning to maximize tax deductions, single-entry bookkeeping that eliminates complexity, and real-time financial reporting for more precise insights. 

The mobile app lets you effortlessly manage transactions on the go. It connects seamlessly with banks and credit cards to help ensure all your financial data is available in one convenient place.

Tenant screening and leasing

Stessa streamlines the tenant placement process with its robust suite of tools designed for landlords. It simplifies vacancy marketing by syndicating listings across popular platforms, giving your vacancies a higher level of visibility among prospective tenants.

With integrated tenant screening powered by RentPrep, you can select the right tenants using comprehensive background checks and credit reports. You can also sign lease agreements online with Stessa’s DocuSign integration. Stessa helps you manage listings, applications, and legal documents all on one convenient platform.

Rent collection

With Stessa, you can set up automated rent reminders and recurring ACH deposits for timely payments without having to chase down tenants. Tenant ledger updates are seamlessly integrated with accounting features, which helps to keep your bookkeeping accurate and up-to-date. Plus, you have the flexibility to charge late fees automatically, which acts as a strong incentive to motivate your tenants to pay on time every time.

Landlord banking

Stessa’s landlord banking service offers high-yield bank accounts tailored for real estate investors. You can open multiple accounts as an individual or a business entity, each linked to a specific property, for precise tracking and organization. 

Additionally, having separate debit cards for each property makes tracking expenses straightforward, all seamlessly integrated with Stessa's accounting tools for hassle-free management.

Tax center

The Stessa Tax Center is your go-to resource for navigating tax season. It offers tips and strategies to help you navigate tax time, while the platform offers personalized tax reporting that includes key documents like an income statement, net cash flow report, and a ZIP file of receipts. This all adds up to a simpler process with less hassle.

With the Stessa mobile app, you can easily aggregate transactions and scan receipts, keeping everything in one place. This streamlined approach allows you to focus on your investments while leaving the chaos of tax season behind.

What's Included

• Automated rental property accounting: Yes (Free)
• Integrated accounting: Yes (Free)
• Import transactions: Yes (Free)
• Receipt scanning: Yes (Free/Paid)
• Financial reporting dashboard: Yes (Free)
• Mobile app: Yes (Free)
• Advertising syndication: Yes (Free)
• Collect applications online: Yes (Free)
• Leases and signatures online: Yes (Paid)
• Legal forms and templates: Yes (Paid)
• Tenant screening: Yes (Free/Paid)
• Online rent collection: Yes (Free)
• Payment types: ACH
• Reminders and late fees: Yes (Free)
• Recurring ACH deposits: Yes (Free)
• Online maintenance requests: No
• Landlord banking: Yes (Free/Paid)
  
  • APY: Yes (competitive APYs on both free and paid plans)
  • Debit card: Yes (Free)
  • Cash back: Yes (Free)
  • Minimum balance requirement: No minimum balance required with landlord banking
  • Monthly account maintenance fees: None
  • Unlimited bank accounts: Yes (Free)

Pricing

Essentials Plan

The Essentials Plan is free and designed for newer investors who want to get organized and efficiently accomplish key tasks. It's ideal for those starting to build their rental property portfolio:

• Unlimited properties
• Automatic bank feeds
• Basic financial reports
• Vacancy marketing
• Tenant screening
• Online rent collection
• APY on cash balances

Manage Plan

Priced at $12 per month when billed annually (monthly pricing is also available), the Manage Plan is best for investors aiming to automate repetitive tasks, save on legal and CPA fees, and manage short-term rentals (STRs). It includes all features of the Essentials Plan, plus:

• One eSignature per month
• Schedule E report
• 60+ legal forms and templates
• Priority chat support
• Accelerated rent payments

Pro Plan

At $28 per month with annual billing (monthly pricing is also available), the Pro Plan is for sophisticated investors with more transactions, advanced reporting needs, and greater leasing velocity. It's ideal for those seeking comprehensive management tools and in-depth financial insights, and includes additional features such as:

• Unlimited portfolios
• All advanced reports
• Advanced transaction tracking
• Budgeting and pro-forma analysis
• Unlimited receipt scanning
• Unlimited chart history
• 7 eSignatures per month
• Higher APY on cash balances
• Priority phone support

Go here to get started with a free account

2. Avail

Avail is a versatile cloud-based property management software tailored for small DIY landlords seeking to streamline their management tasks. With features like tenant screening, online rent collection, maintenance tracking, and customizable online lease agreements, Avail aims to make rental management easier.

What's Included

• Automated rental property accounting: Yes (Free)
• Integrated accounting: Yes (Free - Transactions must be logged through Avail)
• Import transactions: No
• Receipt scanning: Yes (Free)
• Financial reporting dashboard: Yes (Free)
• Mobile app: No
• Advertising syndication: Yes (Free)
• Collect applications online: Yes (Free)
• Leases and signatures online: Yes (Free, but paid plan required for customizable leases)
• Legal forms and templates: Yes (Free)
• Tenant screening: Yes (Free/Paid)
• Online rent collection: Yes (Free, but paid plan required for FastPay rent payments)
• Payment types: ACH, credit/debit cards
• Reminders and late fees: Yes (Free)
• Recurring ACH deposits: Yes (Free)
• Online maintenance requests: Yes (Free)
• Landlord banking: No

Pricing

It offers a free plan for an unlimited number of units and an Unlimited Plus plan at $9 per unit per month.

For landlords on Unlimited Plus, there are no fees for online rent payments when tenants pay from a bank account. With Unlimited (free), tenants pay $2.50 per bank transfer. If a credit or debit card is used, a 3.5% processing fee is added to tenant payments regardless of subscription.

3. Apartments.com

Apartments.com Rental Manager offers a streamlined solution for small landlords, making property management tasks more manageable with features like online rent collection, tenant screening, and maintenance request management. Its intuitive interface is designed for landlords with a smaller portfolio seeking a user-friendly experience.

What's Included

• Automated rental property accounting: No, manual entry required
• Integrated accounting: No
• Import transactions: No
• Receipt scanning: Yes (Free)
• Financial reporting dashboard: No
• Mobile app: Yes, but for listings only 
• Advertising syndication: Yes (Free)
• Collect applications online: Yes (Free)
• Leases and signatures online: Yes (Free)
• Legal forms and templates: No
• Tenant screening: Yes (Free/Paid)
• Online rent collection: Yes (Free)
• Payment types: ACH, credit/debit cards, Apple Pay, Google Pay
• Reminders and late fees: Yes (Free)
• Recurring ACH deposits: Yes (Free)
• Online maintenance requests: Yes (Free)
• Landlord banking: No

Pricing

Rental Manager from Apartments.com provides free online rental and property management tools. Tenants pay for things such as tenant screening reports and credit card payments.

4. Rentec Direct

Rentec Direct offers a property management solution for small DIY landlords. It features online tenant payments, robust tenant screening, and a complete accounting system to streamline financial tasks. Its user-friendly interface, combined with customer support, helps landlords manage both residential and commercial properties.

What's Included

• Automated rental property accounting: Yes (Paid)
• Integrated accounting: Yes (Paid)
• Import transactions: Yes (Paid)
• Receipt scanning: Yes (Paid)
• Financial reporting dashboard: Yes (Paid)
• Mobile app: Yes 
• Advertising syndication: Yes (Paid)
• Collect applications online: Yes (Paid)
• Leases and signatures online: Yes (Paid)
• Legal forms and templates: No
• Tenant screening: Yes (Paid)
• Online rent collection: Yes (Paid)
• Payment types: ACH, credit/debit cards, electronic cash
• Reminders and late fees: Yes (Paid)
• Recurring ACH deposits: Yes (Paid)
• Online maintenance requests: Yes (Paid)
• Landlord banking: No

Pricing

There are two paid landlord software plans, Rentec Pro for landlords and Rentec PM for property managers.

Both plans start at $50 per month, with a discount available for annual billing. Pricing for both plans varies depending on the number of units under management.

Additional paid features include tenant screening from $10 to $18 per package, including nationwide criminal and sex offender searches, eviction searches, and a TransUnion credit report. Card transactions for rent payments are 2.95% paid for by the tenant or landlord, while cash rent payments cost $3.99 paid by the tenant.

5. TenantCloud

TenantCloud offers a comprehensive suite of tools, including accounting, leasing, maintenance management, and marketing, all accessible from most devices. With its affordable pricing, TenantCloud is a solid solution for landlords of all sizes seeking to improve their property management capabilities without a steep learning curve.

What's Included

• Automated rental property accounting: Yes (Paid)
• Integrated accounting: Yes (Paid)
• Import transactions: Yes (Paid)
• Receipt scanning: Yes (Paid)
• Financial reporting dashboard: Yes (Paid)
• Mobile app: Yes 
• Advertising syndication: Yes (Paid)
• Collect applications online: Yes (Paid)
• Leases and signatures online: Yes (Paid)
• Legal forms and templates: Yes (Paid)
• Tenant screening: Yes (Paid)
• Online rent collection: Yes (Paid)
• Payment types: ACH, credit/debit cards. ACH rent payments $1.50 to $1.95 depending on pricing plan, paid by tenant
• Reminders and late fees: Yes (Paid)
• Recurring ACH deposits: Yes (Paid)
• Online maintenance requests: Yes (Paid)
• Landlord banking: No

Pricing

TenantCloud offers four pricing plans, each with a 14-day free trial to explore their features:

• Starter: $17 per month. It includes rent payments, maintenance management, and property listings, making it best for DIY landlords with small portfolios.
• Growth: $32 per month. It builds on Starter features by adding a lease builder and landlord forms, suitable for larger portfolios.
• Pro: $55 per month. This plan offers additional features like tax reports, application customization, and reconciliation, designed for property managers and owners with larger portfolios.
• Business: This plan features custom pricing and includes team management tools and listings auto-refresh, designed for users with more extensive property management needs.

6. RentRedi

RentRedi is an all-in-one landlord-tenant app designed for small landlords to manage their rental properties. It offers essential features like rent collection, tenant screening, property listings, and more. Maintenance requests and property accounting are available as add-on features for an additional monthly fee.

What's Included

• Automated rental property accounting: Yes (Paid)
• Integrated accounting: Yes (Paid)
• Import transactions: Yes (Paid)
• Receipt scanning: Yes (Paid)
• Financial reporting dashboard: Yes (Paid)
• Mobile app: Yes 
• Advertising syndication: Yes (Paid)
• Collect applications online: Yes (Paid)
• Leases and signatures online: Yes (Paid)
• Legal forms and templates: No
• Tenant screening: Yes (Paid)
• Online rent collection: Yes (Paid)
• Payment types: ACH, credit/debit cards, cash
• Reminders and late fees: Yes (Paid)
• Recurring ACH deposits: Yes (Paid)
• Online maintenance requests: Yes (Paid)
• Landlord banking: No

Pricing

RentRedi offers flexible pricing plan subscriptions for small landlords:

• Monthly $29.95
• 6-month $20 per month (renews every 6 months)
• Annual $12 per month (renews every year)

For payment processing, ACH/cash 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.

Landlords can also add-on premium maintenance from Latchel starting at $25 per month plus $0.80 per unit, and pay for rental property accounting with REI Hub starting at $25 per month for up to 3 units.

7. Landlordy

Landlordy is a mobile-app only property management solution designed for iPhone, iPad, and Android devices. It's a good option for landlords who prefer managing their properties on the go while eliminating the hassle of traditional paperwork. The app offers key features such as tracking rent payments, managing expenses, and organizing maintenance records, all from the convenience of a smartphone or tablet.

What's Included

• Automated rental property accounting: Yes (Limited with free plan. Manage 2, 10, or an unlimited number of rental units depending on paid plan.)
• Integrated accounting: Yes (Paid)
• Import transactions: Yes (Paid)
• Receipt scanning: Yes (Paid)
• Financial reporting dashboard: Yes (Limited on the free plan, more features on the paid plan)
• Mobile app: Yes
• Advertising syndication: No
• Collect applications online: No
• Leases and signatures online: No
• Legal forms and templates: No
• Tenant screening: No
• Online rent collection: No (Landlords can email/text rent invoices to tenants via the app)
• Payment types: N/A
• Reminders and late fees: Yes (Paid)
• Recurring ACH deposits: N/A
• Online maintenance requests: No
• Landlord banking: No

Pricing

Landlordy's free Mini plan includes 1 rental property/unit, 1 tenant lease, limited expense and rent payment records, and data export to a spreadsheet for the current month only.

For those seeking advanced management capabilities, premium features can be unlocked through a one-time in-app purchase. These include management of more tenants and properties, recurring expenses, invoice customization, report generation, and data sharing:

• Mini plan supports up to 2 units
• Plus plan up to 10 units
• Pro plan allows for unlimited properties and units

Specific pricing details are not disclosed on the website. Landlords can begin by downloading the free version to make sure the app meets their requirements.

8. SimplifyEm

SimplifyEm is designed by real estate professionals to meet the needs of both individual landlords and property management companies. It offers paid features such as rent collection, lease management, maintenance tracking, and basic financial reporting, aiming to streamline property management tasks.

What's Included

• Automated rental property accounting: Yes (Paid)
• Integrated accounting: Yes (Paid)
• Import transactions: Yes (Paid)
• Receipt scanning: Yes (Paid)
• Financial reporting dashboard: Yes (Paid)
• Mobile app: Yes 
• Advertising syndication: Yes (Paid)
• Collect applications online: Yes (Paid)
• Leases and signatures online: Yes (Paid)
• Legal forms and templates: Yes (Paid)
• Tenant screening: Yes (Paid)
• Online rent collection: Yes (Paid)
• Payment types: ACH, credit cards
• Reminders and late fees: Yes (Paid)
• Recurring ACH deposits: Yes (Paid)
• Online maintenance requests: No
• Landlord banking: No

Pricing

SimplifyEm has 8 pricing plans to choose from. Monthly fees range from $40 for up to 10 units to $2,015 for managing up to 2,000 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

9. DoorLoop

DoorLoop offers an all-in-one platform that simplifies essential management tasks. Features include rent collection, property accounting, advertising listings, maintenance requests, and more. The software also integrates with automation features and apps like QuickBooks, helping landlords to manage their properties without getting overwhelmed.

What's Included

• Automated rental property accounting: Yes (Paid)
• Integrated accounting: Yes (Paid)
• Import transactions: Yes (Paid)
• Receipt scanning: Yes (Paid)
• Financial reporting dashboard: Yes (Paid)
• Mobile app: Yes 
• Advertising syndication: Yes (Paid)
• Collect applications online: Yes (Paid)
• Leases and signatures online: Yes (Paid)
• Legal forms and templates: Yes (Paid)
• Tenant screening: Yes (Paid)
• Online rent collection: Yes (Paid)
• Payment types: ACH, credit/debit cards, cash
• Reminders and late fees: Yes (Paid)
• Recurring ACH deposits: Yes (Paid)
• Online maintenance requests: Yes (Paid)
• Landlord banking: No

Pricing

DoorLoop offers 3 pricing plans based on the features provided. All plans offer a 20% discount for annual billing. There is also an onboarding fee that varies based on portfolio size:

• Starter: Priced at $69 per month for 1 unit. Ideal for landlords looking for key features including online rent and fee payments, tenant portals for maintenance requests, and basic accounting tools.
• Pro: At $139 per month for 1 unit, this plan is for owners seeking more financial tools and enhanced tenant communication. It includes advanced accounting and reporting, QuickBooks synchronization, and two-way communication via SMS and email.
• Premium: Priced at $199 per month for 1 unit, this plan is perfect for those wanting maximum features and integrations. It offers VIP priority support, eSignatures, and a personalized website.

10. RentSpree

RentSpree is a streamlined solution for landlords who need assistance setting rents, marketing vacant properties, and efficiently screening tenants. It offers tools like online rent collection and comprehensive tenant screening, but it does not include accounting features.

What's Included

• Automated rental property accounting: No
• Integrated accounting: No
• Import transactions: No
• Receipt scanning: No
• Financial reporting dashboard: No
• Mobile app: No
• Advertising syndication: Yes (Free)
• Collect applications online: Yes (Free)
• Leases and signatures online: No
• Legal forms and templates: No
• Tenant screening: Yes (Paid)
• Online rent collection: Yes (Paid)
• Payment types: ACH, credit/debit cards
• Reminders and late fees: Yes (Paid)
• Recurring ACH deposits: Yes (Paid)
• Online maintenance requests: No
• Landlord banking: No

Pricing

RentSpree's pricing structure is straightforward, allowing landlords to access essential rental management tools with transparent fees:

• Tenant Screening: Applicants are charged up to $49.99 for comprehensive screening, which includes credit, background, and eviction checks.
• Online Rent Payments: There is a $3 fee for ACH transactions and a 3% fee for card and debit payments, which can be covered by either the tenant or the landlord.
• Rent Estimate Reports: Gain insights into property rental value with reports priced at $19.99 per property.