Best Property Management Software for Small Landlords

Finding the right property management software for small landlords may feel overwhelming—especially with so many options promising to save you time, money, and effort.

Whether you’re looking for personal recommendations from other landlords or expert reviews to compare features, this guide has you covered.

This article centralizes insights from real landlords, user discussions, and expert reviews to help you make an informed decision. By the time you finish reading, you’ll know which software best fits your portfolio, budget, and goals—whether you manage one property or 20.

Let’s dive into the key features, benefits, and user feedback that matter most for small landlords like you.

Best Software for Small Landlords to Manage Rental Properties

When it comes to property management software, small landlords have plenty of options to choose from. Each software has its strengths and weaknesses, so finding one that fits your specific needs requires some research.

You may see other guides ranking software options from “best” to “worst,” but we’re taking a different approach. The right choice depends on your specific needs—whether you prioritize cost, features, scalability, or ease of use.

Instead of ranking each software, we’ve highlighted key options, thoroughly covered pricing and provided insights into what makes each property management software stand out.

While some of these options offer higher-paying plans for their software, we’ve focused on plans that are most suitable for small landlords managing up to 20 properties.

DoorLoop

DoorLoop is an all-in-one property management software that centralizes everything you need to manage your properties in one place.

Whether you’re just starting with a small portfolio or planning to grow, DoorLoop offers tools that make collecting rent, managing leases, tracking expenses, and staying organized much simpler.

Key Features:

• Accounting Tools: Stay on top of income, expenses, and profits with detailed financial reports—easily sync with QuickBooks
• Tenant Portal: Provide tenants with an easy way to pay rent, submit maintenance requests, and communicate with you directly
• Lease Management: Create, customize, and sign lease agreements electronically
• Maintenance Tracking: Track and update requests in real-time to keep your properties running smoothly
• Scalability: Add units seamlessly as your portfolio grows, without the need to change platforms

Pricing:
DoorLoop’s Starter Plan is priced at $69/month or $59/month (billed annually) and is designed for landlords managing up to 20 units. The plan includes:

• Online Rent & Fee Payments: Collect rent and additional fees electronically
• Tenant Portal: Provide tenants with access to their payment history, lease details, and maintenance requests
• Maintenance Management: Track and organize maintenance requests with status updates
• Two-Way Communication: Communicate directly with tenants through the platform
• Accounting & Reporting: Manage income, expenses, and generate financial reports
• Rental Applications & Screening: Accept applications and screen tenants online
• Lease Management: Create, customize, and store lease agreements
• Cash Payments Powered by Western Union: Accept cash rent payments through a secure network
• Dashboards: Get an overview of key metrics and property performance
• eSignature: Enable tenants to sign leases and documents electronically
• CRM for Tenants: Organize and manage tenant information in one place

User Feedback:

Positive: Users appreciate DoorLoop's comprehensive feature set, including accounting, lease management, and maintenance tracking. The platform's scalability is noted as beneficial for landlords planning to expand their portfolios. Additionally, the responsive customer support is frequently highlighted as a strong point.

Considerations: Some users mention that the initial setup can be time-consuming due to the extensive features available. Also, the higher pricing compared to competitors is also noted, which may be a factor for landlords with smaller portfolios.

Why It’s Useful for Small Landlords:
Starting with DoorLoop early means you can grow your portfolio without worrying about switching software down the road. While it’s priced higher than some other options, it offers long-term value by simplifying your workflows and scaling as your needs evolve.

Schedule a free demo to learn more.

TurboTenant

TurboTenant is a free property management software that provides small landlords with essential tools for managing their properties.

It simplifies tenant screening, rent collection, and lease management, making it a practical option for landlords looking to reduce administrative tasks.

Key Features:

• Free Listing Syndication: Share your rental listing on platforms like Zillow, Realtor.com, and Apartments.com
• Tenant Screening: Access credit, criminal, and eviction reports for potential tenants
• Online Rent Collection: Collect rent electronically with automated reminders to reduce late payments
• Lease Management: Create, customize, and use state-specific leases with e-signatures
• Maintenance Requests: Tenants can submit maintenance requests directly through the platform

Pricing:

TurboTenant offers flexibility with its Free Plan and Pro Plan:

Free Plan ($0/month):

• Unlimited property listings
• State-specific lease templates
• Applications and screening tools
• Online rent collection with ACH payments
• Maintenance tracking

Pro Plan ($9.92/month, billed annually):

• Everything in the Free plan, plus:
  • Unlimited lease agreements
  • Landlord Forms Pack for customizable forms
  • Expedited rent payouts
  • Custom screening questions for prospective tenants

Something to keep in mind is that the Pro Plan is not offered on a month-to-month basis. You’re locked into a full year when you sign up, so it’s important to be confident in your decision before committing.

Optional Features and Costs for Renters

If you choose the Free plan, your renters may incur additional costs for specific features:

• Screening Fee
  Renters pay upon completion of their application or screening report $55
• Online Rent Payments
  • Bank Transfer (ACH): $2 fee
  • Credit/Debit Card: 3.49% fee

User Feedback:

• Positive: Landlords highlight TurboTenant’s ease of use and the value of its free plan for tenant screening and rent collection.
• Considerations: Some landlords note the lack of advanced features like maintenance automation and custom branding without upgrading to premium options.

Why It’s Great for Small Landlords:

TurboTenant’s free plan gives landlords access to key property management tools without any upfront costs. Its tenant screening and rent collection features are especially helpful for landlords managing a small number of properties.

For those looking to expand their toolkit, the Pro Plan offers affordable upgrades for additional functionality.

Landlord Studio

Landlord Studio is a property management software designed to help landlords track expenses, manage tenants, and streamline rent collection.

Its mobile-friendly tools are particularly useful for landlords who want to stay organized and keep their financials in order.

Key Features:

• Expense Tracking: Easily categorize and track expenses to simplify bookkeeping and tax preparation
• Automated Rent Collection: Enable tenants to pay rent online and receive automated payment reminders
• Receipt Scanning: Digitize and organize receipts directly from the mobile app
• Tenant Management: Track tenant details, leases, and rent payments in one centralized dashboard
• Reporting Tools: Generate reports on income, expenses, and portfolio performance

Pricing:

Landlord Studio offers a Free Plan and Pro Plan designed for small landlords:

Free Plan - Up to 3 units:

• Manage up to 3 properties
• Access basic tenant management and rent tracking features

Pro Plan - Starts at $15/month or $12/month (billed annually):

• Manage unlimited properties (additional $1/unit per month)
• Access advanced features, including:
  • Expense tracking with automatic categorization
  • Receipt scanning via mobile app
  • Financial reports for tax preparation

Landlord Studio also offers a Pro Plus which may be more than what a small landlord needs.

User Feedback:

Positive: Landlord Studio is praised for its user-friendly interface and expense tracking capabilities. The mobile app is particularly appreciated for allowing landlords to manage properties on the go. Users also value the customizable reporting features, which aid in financial management.

Considerations: Some landlords report that certain advanced features, such as automated bank feeds, are only available in higher-tier plans. There are also mentions of occasional syncing issues between the mobile app and desktop versions.

Why It’s Useful for Small Landlords:

Landlord Studio simplifies financial management, especially for landlords focused on tax preparation and budgeting. The mobile app makes it easy to manage properties on the go, offering the flexibility small landlords need to stay organized.

Avail

Avail is a property management software designed to assist landlords in managing their rental properties efficiently. It offers a range of features aimed at simplifying tasks such as tenant screening, rent collection, and lease management.

Key Features:

• Tenant Screening: Access comprehensive credit, criminal, and eviction reports to make informed decisions about prospective tenants
• Online Rent Collection: Facilitate secure online rent payments, reducing the need for manual processing
• State-Specific Leases: Utilize customizable lease agreements tailored to comply with state regulations
• Maintenance Tracking: Streamline maintenance requests and keep detailed records for each property
• Listing Syndication: Advertise vacancies across multiple platforms to reach a broader audience.

Pricing:
Avail offers both a Free Plan and an Unlimited Plus Plan:

Free Plan:

• Tenant screening
• Maintenance tracking
• Online rent collection

Unlimited Plus Plan ($9/unit/month):

• Includes everything in the Free Plan
• Unlimited listings and applications
• State-specific leases with e-signatures
• Automated late fees

User Feedback:

Positive: Avail is commended for its straightforward and intuitive platform, making it easy for landlords to list properties, screen tenants, and collect rent online. The availability of state-specific lease templates is also a frequently mentioned benefit.

Considerations: Users note that while the free plan offers essential features, more advanced tools like custom applications and priority support require a paid subscription. Some landlords also mention that the platform's design could benefit from modernization.

Why It’s Useful for Small Landlords:
Avail's free plan offers a solid foundation for landlords managing a few properties, providing essential tools without upfront costs. As needs grow, the Unlimited Plus Plan offers additional features to support scaling operations, making Avail a flexible option for small landlords planning for future expansion.

RentRedi

RentRedi is an all-in-one property management software designed to streamline tasks for landlords and property managers. It offers a comprehensive suite of features aimed at simplifying the rental process for both landlords and tenants.

Key Features:

• Tenant Screening: Access full credit, criminal, and eviction reports through TransUnion to make informed decisions about prospective tenants
• Online Rent Collection: Facilitate rent payments via ACH, cash, or credit card, with options for partial payments and automated reminders
• Maintenance Management: Tenants can submit maintenance requests through the RentRedi app, allowing landlords to categorize, prioritize, and send status updates efficiently
• Listing Syndication: Reduce vacancy time by syndicating listings to platforms like Realtor.com and Zillow with a single click
• Team Collaboration: Add unlimited team members to your RentRedi account with full permissions at no additional cost, facilitating seamless collaboration.

Pricing:
RentRedi offers straightforward pricing with a few different options:

Monthly Plan: $29.95/month
6-Month Plan: $20/month (renews every 6 months)
Annual Plan: $12/month (billed annually)

User Feedback:

Positive: RentRedi receives positive feedback for its affordability and comprehensive feature set, including tenant screening, rent collection, and maintenance management. The platform's mobile app is highlighted for its ease of use, benefiting both landlords and tenants.

Considerations: Some users mention that the integration with accounting software requires an additional fee, which could be a drawback for those seeking an all-in-one solution. There are also reports of a learning curve when navigating certain features for the first time.

Why It’s Useful for Small Landlords:
RentRedi’s mobile-first approach makes it a convenient choice for landlords who want flexibility in managing their properties. Features like tenant communication and e-signature lease management streamline operations, while the ability to handle maintenance requests with multimedia input ensures clear communication with tenants.

TenantCloud

TenantCloud is a cloud-based property management software designed to streamline tasks for landlords, property managers, and tenants. It offers a suite of features aimed at simplifying the rental process and enhancing communication between all parties involved.

Key Features:

• Online Rent Collection: Facilitate secure online rent payments through various methods, including ACH and credit/debit cards, with automated reminders to minimize late payments
• Tenant Screening: Access credit, criminal, and eviction reports to make informed decisions about prospective tenants
• Maintenance Management: Streamline maintenance requests with an integrated tracking system, allowing tenants to submit requests and landlords to assign tasks to service professionals
• Lease Management: Create and manage customizable lease agreements with e-signature capabilities, ensuring compliance with state-specific regulations
• Accounting Tools: Track income and expenses, generate financial reports, and sync with QuickBooks Online for seamless accounting integration

Pricing:
TenantCloud offers a tiered pricing structure:

• Starter Plan ($17/month, $15.60/month, billed annually): Includes basic tools like rent collection and tenant screening
• Growth Plan ($32/month, $29.30/month, billed annually): Adds advanced features like QuickBooks integration and custom branding
• Pro Plan ($55/month, $50.40/month, billed annually): Includes everything in the Growth Plan, plus premium features like service professional management

User Feedback:

• Positive: Many users praise TenantCloud for its user-friendly design and strong rent collection tools. Landlords often highlight its maintenance tracking feature as a valuable addition.
• Considerations: Some landlords note that the learning curve can be steep for advanced features, and QuickBooks integration is only available in higher-tier plans.

Why It’s Useful for Small Landlords:
TenantCloud provides a solid suite of features for landlords managing a small number of properties. The Starter Plan is affordable for those who need basic tools, while the higher-tier plans cater to landlords ready to scale.

Rentler

Rentler is a property management software focused on simplifying tenant interactions and property-related tasks. It provides small landlords with tools to manage rent collection, tenant communication, and rental applications.

Key Features:

• Online Rent Collection: Tenants can pay rent via ACH or credit/debit card
• Tenant Screening: Background checks, credit reports, and eviction histories
• Rental Listings: Syndicate your rental listings to multiple platforms
• Maintenance Tracking: Tenants can submit maintenance requests, which landlords can manage in the portal
• Forms and Documents: Access to digital forms for leases and rental agreements

Pricing:
Rentler, for the most part is free but relies on optional paid features for both landlords and tenants:

• For Landlords:
  • Rentability Report: $19.95 per report
  • Forms: $25 for access to legal forms such as leases and agreements
  • Online Rent Payments: Free for landlords (processing fees are passed on to tenants)
  • Listing Features:
    • Featured Days: $15/day to highlight your listing
    • Ribbons: $25 to make your listing stand out
• For Tenants:
• • Online Rent Payments:
    • ACH (Bank Transfer): $1.95 per transaction
    • Debit/Credit Cards: 3.5% + $0.30 per transaction
  • Application Subscription: $45 for 30 days of use, which includes credit and background screening
  • Rent Reporting: $6.95/month to report on-time rent payments to all three major credit bureaus

User Feedback:

• Positive: Users appreciate Rentler’s focus on simplicity, with easy-to-use tools for rent collection and tenant communication.
• Considerations: Some landlords note that the reliance on paid add-ons, such as premium listings or forms, can add up over time if frequently used.

Why It’s Useful for Small Landlords:
Rentler provides tools for landlords who want a straightforward platform for rent collection and tenant management. It's a good starting point, with flexibility to add premium features as needed.

Stessa

Stessa is a property management tool tailored primarily for landlords who want to track financial performance and streamline bookkeeping. It’s designed with a focus on financial management and reporting, making it an ideal choice for landlords seeking to optimize their portfolio’s profitability.

Key Features:

• Financial Tracking: Automatically track income and expenses with bank integration
• Reporting Tools: Generate performance reports, including profit and loss statements
• Maintenance Tracking: Organize and manage maintenance requests from tenants
• Online Rent Collection: Tenants can pay rent electronically through the platform
• Document Storage: Upload and store essential documents like leases and receipts

Pricing:
Stessa offers three pricing plans:

• Free Plan: Includes basic tools like financial tracking, reporting, and rent collection
• Manage Plan ($15/month, $12/month, billed annually): Adds advanced features like custom reporting options and dedicated support
• Pro Plan ($28/month, $35/month, billed annually): Includes all Manage Plan features and premium tools for large portfolios

User Feedback:

• Positive: Many landlords appreciate the automation of financial tracking and reporting tools, which save time on bookkeeping. The free plan is particularly valued by those with smaller portfolios.
• Considerations: Some users note that Stessa’s focus on financial management may not meet the needs of landlords who require seamless tenant communication or lease management features.

Why It’s Useful for Small Landlords:
Stessa is ideal for landlords who prioritize financial tracking and reporting. Its free plan offers valuable tools for managing income, expenses, and tax preparation, making it a great entry point for landlords who manage their own books.

SimplifyEm

SimplifyEm is a property management software designed to offer small landlords straightforward tools for managing tenants, tracking finances, and automating rent collection. It’s particularly appealing to landlords who prefer simple and easy-to-use software over more complex systems.

Key Features:

• Rent Tracking: Automate rent reminders and payments
• Expense Tracking: Record and categorize property expenses for easy bookkeeping
• Tenant Management: Track tenant details, leases, and communication in one place
• Accounting Integration: Sync with QuickBooks for advanced financial management
• Document Storage: Store important files, such as leases and receipts

Pricing:
SimplifyEm uses a tiered pricing model based on the number of units managed:

• $40/month: Manage up to 10 units
• $50/month: Manage 11 to 20 units
• $60/month: Manage 21 to 30 units

They also offer more tiered plans for those with larger portfolios.

All Plans Include:

• Full income and expense tracking
• Tenant and lease management
• Vendor tracking and year-end tax preparation
• Professional owner reports
• Unlimited document storage

SimplifyEm also provides a free trial with no credit card required, making it easy for small landlords to test the platform before committing.

User Feedback:

• Positive: Landlords appreciate the platform’s simplicity and straightforward approach, especially for rent tracking and expense management. Its QuickBooks integration is a key feature for users already managing their books through the QuickBooks software.
• Considerations: Some users report that SimplifyEm lacks advanced features like listing syndication or in-depth tenant screening, which may be a limitation for landlords with growing needs.

Why It’s Useful for Small Landlords:
SimplifyEm is an excellent choice for landlords who want basic tools for managing their properties without unnecessary complexity. Its low-cost pricing structure and QuickBooks integration make it especially appealing to landlords focused on financial management.

How to Choose the Right Property Management Software for a Small Landlord

Selecting the best property management software depends on your unique needs as a small landlord. Here are some guideposts to help you decide:

Portfolio Size and Growth Plans

If you’re managing just a few properties, cost-effective options like TurboTenant or Avail offer free plans that cover the basics. For landlords who plan to scale, software like DoorLoop or RentRedi provides robust features and scalability to grow with your portfolio.

Focus Areas

• Financial Management: If tracking expenses and preparing for tax season are priorities, tools like DoorLoop, Landlord Studio and Stessa excel in providing detailed financial reports
• Tenant Communication: RentRedi and TurboTenant stand out for their intuitive tenant portals and messaging features
• Maintenance Management: Consider software like TenantCloud or DoorLoop, which centralize and track maintenance requests

Pricing Transparency

Some platforms, like Rentler and SimplifyEm, offer à la carte pricing for added flexibility, while others, like TenantCloud and Avail, bundle advanced features into paid plans. Be sure to evaluate long-term costs based on your anticipated needs.

User Experience

User feedback consistently highlights ease of use as a deciding factor. TurboTenant, Landlord Studio, and RentRedi are frequently praised for their intuitive interfaces, while more feature-rich options like RentRedi may require a learning curve.

Expert Advice and Community Recommendations

If you're unsure where to start, consider the following advice from landlords and property management professionals:

• For Beginners: Start with free or low-cost plans like TurboTenant or Rentler to get familiar with managing properties digitally.
• For Growth-Oriented Landlords: Choose scalable options like DoorLoop or TenantCloud that won’t require switching platforms as you expand.
• For Financially Minded Landlords: Platforms like Landlord Studio, Stessa and DoorLoop are invaluable for organizing your financials and preparing for tax season.

Landlord forums and online communities can also provide first-hand experiences to guide your decision.

Joining discussions on platforms like BiggerPockets or Reddit’s real estate forums can help you learn from others managing similar portfolios.

Final Takeaway

The best property management software for small landlords is the one that aligns with your portfolio size, management style, and goals.

Each of the platforms discussed offers unique strengths, so take the time to assess your priorities and test the features most relevant to your needs. Most software options provide demos making it easier to find the right fit before committing.