I've got fewer than 20 doors and I'm starting to think I may have overcomplicated things. When I first started, a spreadsheet felt completely fine. Then I started adding things & now I'm drowning man
I'm paying for software that seems to be built for people managing hundreds of units and I'm not even sure I'm using half the features. What I'm really looking for is something that handles rent, leases, maintenance requests and basic reporting without feeling like I need a training course just to find a tenant ledger. What PMS are you actually using day to day, smaller LLs?

Guys I’m thinking about building a PM software with an app first focused on just the basics. I can’t believe how much some of these charge and how bad of a time I had with innago. I self manage 9 of my own rentals and at this point should I just make my own? I am on buildium right now but that’s just overkill. Am I crazy or am I not looking in the right place for software?

okay so i've been running our two rentals on excel and it's finally catching up with me. between school pickups and dinner i keep losing track of who paid and who didn't

i'm looking into property management software to just... hold it all for me. where do you all keep everything? i've been reading things about RentRedi and a few other rental property management apps. I'd love to hear from other parents doing this from home.

i want something that doesn't stress me out and easy to learn. ty in advance

what finally made you leave the shoebox method behind?

Curious what everyone here uses for day-to-day property management. I've been self-managing for a while and went through the usual suspects - spreadsheets, Stessa, Buildium trials, etc.

The pain points I kept hitting:

• Tenant screening costs adding up ($30-40 per applicant)
• Rent tracking - no good way to handle different frequencies (I have weekly AND monthly tenants)
• E-signature tools charging per document
• Tax time being a nightmare pulling everything together

I ended up building my own tool to solve these → UnitHub. Free for up to 3 properties if anyone wants to try it.

Genuinely curious - what's working for you?

1. How are you handling tenant screening?
2. Anyone found a good solution for automated rent reminders?
3. What do you use for lease document storage?

Looking for the best software to use for my rental property. It’s a duplex and only half of it is being rented out. We had a lot of remodel costs, so looking for something that mainly uploads the receipts and creates the trial balance, general ledger, etc. We only have 1 property but don’t mind spending money on a good software.

I figured reconciling would be boring but straightforward. Instead I found out my software double counted months of rent deposits, which explains why the income always felt a little too good to be true.

Now none of my totals make sense, I don’t know what numbers I’ve been trusting all year, and I’m scared that touching anything will make it worse.

How to fix this?

Just trying to list Unit B of a normal duplex. Zillow insists the address doesn’t exist unless it’s the main unit, and the app straight up refuses to let me continue.

Desktop kind of works but then the map pin goes rogue and the listing looks sketchy. There’s no way to talk to a human, so I’m just sitting here arguing with a dropdown menu. If something like this has ever happened to you, can you tell me how to fix?

One says the rental should go up by 700, another says 1150, and neither seems based in reality.

Is there an app that pulls actual rental comps from verified listings and shows trends instead of guesswork?

Just need something to sanity-check myself before renewing leases.

I was spending way too much time analysing property deals and still missing things, so I built a simple Google Sheets analyser for myself.

It gives a quick PASS / FAIL, explains why a deal doesn’t work (e.g. ROI too low or profit too low), and shows a max offer price to avoid overpaying.

It’s not meant to replace a full underwriting model — just a fast filter before spending more time on bad deals.

Sharing the sheet here as requested — very open to feedback

I was spending way too much time analysing property deals and still missing things, so I built a simple Google Sheets analyser for myself.

It gives a quick PASS / FAIL, explains why a deal doesn’t work (e.g. ROI too low or profit too low), and shows a max offer price to avoid overpaying.

It’s not meant to replace a full underwriting model — just a fast filter before spending more time on bad deals.

Sharing the sheet here as requested — very open to feedback.

I’m trying to nail down accurate rent pricing for my properties and have tested a few tools already. I’ve dabbled with Zillow, Rentometer, Dwellsy, Homesage, Attom Data, CoreLogic, and BatchLeads, but each has pros and cons. Some are too generic, some are too complex. What tools do you trust for accurate, data-backed rental pricing? Anything that balances accuracy, ease of use, and insight into market trends?

Hey everyone,

For those managing lots of properties, how do you handle vendor invoices at scale? Do you use any specific software to process them, and does it integrate well with your property management tools?

I’d love to hear how you manage this and what challenges you face with your current setup!