Best property management software for smaller operators

Question for the smaller in unit count operators. I have a friend with a small portfolio and is looking into new property management software. He asked me my thoughts on Buildium but I have no experience with them. We are a Realpage client with thousands of units but he has under 25 ( but growing ) so curious people’s take on who best services that arena both from needs and price standpoint. Thanks in advance for your wisdom.

Appfolio

Joy
I love Buildium
Makes my life super easy and the reports are professional, easy to create and easy to read.

I have been using Buildium for years now. Prefer it over Appfolio

.Appfolio

Appfolio.

Joy - I work for Realpage. Just a heads up - we own buildium. A lot of the same infrastructure is now there for them or will be soon (recent acquisition)

Buildium is very user friendly and allows you to correct many errors in house.

Rent manager or Resman

Resman is excellent for small communities

Rent Manager is nice

Resman or Appfolio

Resman and affordable

Haven Connect

We use AppFolio and I love it! Great for small to mid size properties

There are lots of great multifamily software options for small to mid size companies. I like AppFolio, ResMan Buildium, Yardi Breeze, MRI, RentManager to name a few. Happy to help

I love this FB group. So helpful. Thank you. Keep thoughts coming.

Entrata. I will always recommend Entrata.

Property Boss specializes in small portfolios and their clients LOVE them, especially their customer service.
Garland Ferrill is the rep

For smaller companies I would research:
valencepm.com/
And
propertyboss.com/
Both are fantastic with their options and ongoing support teams.
Best Of Luck!!

I would say Appfolio

Buildium is a easy to use platform

Resman- hands down!

Great for any size, affordable, and very simple to navigate!

Take a look at #resman please.

I would recommend AppFolio.

For small properties to midsize we love RentecDirect.

They've won tons of awards, customer support is immediate, they upgrade the integration with other systems all the time and add features for additional value without increasing the price and we didn't find anything this powerful within the same price range.

RentecDirect manages all of our syndicated listings for online marketing (except for Facebook marketplace), our applications are online and standard background checks include: background check, credit, SSN verification, and eviction records, plus we like to add for $5 an income report in which an applicant gives their bank account login details to our secure third party and we receive a report of all of their income for the last 12 months (paycheck and nonpaycheck) as well as their account balance. (Keeps us one step ahead of paystub fraud and ferreting out dishonest applicants.)

We're able to file 1099-MISC forms for contractors in minutes at the end of every year through RD and provide timely information to our residents from the RD blog that caters to both residents and owners/property managers.

As an owner, you can add in any and every expense on your property including the mortgage, interest, etc that PM software doesn't always allow for.

Resident portal can accept ACH and credit card payments, sync with bank accounts for easier accounting, accept work order requests with photos, etc.

You can't beat it for the price.

I love Resman but not their prices for small properties or the learning curve.

One drawback of RentecDIrect is that they don't integrate with my BlueMoon leases from the NAA but they do integrate with zInspector that manages our move-in/move out inspections.

ResMan has served us well, and they have teams that specialize on working with smaller landlords!

Depending on your long term goals. If you decide to add revenue management, insurance, payments, lead management, etc., integration capabilities are very important points to consider. Happy to discuss if you have specific questions.

Appfolio

ResMan

I've used Yardi, OneSite and Entrata...Entrata hands down has been the best. Almost everything under one "roof" and incredibly easy to learn and use.

Realpage OneSite

Resman for me, so far. AMC has AIM and I love that, too!

Love Appfolio

Check out ValencePM + PropertyBoss

Consider customer service and ease of getting a return call. Consider customer service. Consider customer service.

ResMan. Really should check it out.

Just changed from Yardi to Resman and love it.

Realpage

Onesite is dummy proof

Rent Manager or Onesite both are very good

Depending on your long term goals. If you decide to add revenue management, insurance, payments, lead management, etc., integration capabilities are very important points to consider. Happy to discuss if you have specific questions.

I've used Yardi, OneSite and Entrata...Entrata hands down has been the best. Almost everything under one "roof" and incredibly easy to learn and use.

Resman is amazing! You can text your residents, it has the smoothest multi-property management experience I’ve worked with and the search bar is so convenient. You can search the name of a report, a pet, a license plate and it’ll take you directly to the page you want to go to.

Rent Manager doesn’t integrate real well with outside vendors. I’d go with OneSite

With 200 units, Yardi Breeze Premier or Propertyware are most cost effective while still giving you the support of the big guns Yardi or a RealPage product. Benefits such as Rent Cafe (Yardi) and ActiveBuildung (RealPage) will be a life saver for marketing, leasing, and Res Management!

ResMan! Ease of use for the site teams and accounting teams, great integrations, no price gouging, and excellent customer service!

Appfolio is great! Very user friendly for both staff & residents. We don’t use it for accounting so I can’t speak to that, but we use it for everything but that and love it! We had 100 units for quite a while and just added another 62 to it.

PropertyBoss is user friendly and very affordable. I have worked for this awesome software company for over 10 years. Contact me for more info. ????

Heard nothing but great things about Buildium!