No management company

Software for self-managing landlords

Self-managing is not cheaper because the work disappears. It is cheaper because you do it. The point of software here is to make the doing repeatable and the record defensible.

Start the free trial See pricing

The work that should run without you

Rent charges generate on the due day each lease specifies. Late fees apply from the rule that lease carries. Renewal offers go out before the term lapses. Recurring expenses post on their schedule. Reminders reach residents. None of that should need you awake.

Every automation has its own settings — whether it runs, when it runs, how often, and what it includes — because a schedule you cannot change is a schedule you will end up working around. When something fails, it says so rather than going quiet.

Rent charges generated on each lease's own due day
Late fees from the signed lease, capped the way that lease caps them
Renewal offers before the term ends
Every automation with its own on, when, and what settings

Records that hold up when someone disputes them

Without a management company, you are the one who has to produce evidence. Move-in condition is captured room by room with dated photos and the resident's acknowledgment; move-out compares against that same baseline before a deduction is even proposed.

The ledger keeps the original transactions, dates, descriptions, methods, and allocations rather than silently rewriting history, and the audit trail records who did what and when. That is the difference between a claim and a record.

Dated move-in condition evidence, acknowledged by the resident
Move-out compared against the move-in baseline
A ledger that preserves the original transactions
An activity history on every resident

Vendors and helpers without hiring a coordinator

You can send a job to a plumber as a link they open on their phone, accept or decline, and return with photos and a bill. Cleaners and inspectors can have their own simplified app with per-property rates, and their pay tracks toward payouts and year-end 1099 figures.

Where you have smart locks, access is issued for the day work is scheduled and revoked when it is done, so letting a cleaner in does not mean giving out a code that outlives the job.

Job links vendors accept or decline, with photos and a bill
Cleaners and inspectors with their own app and per-property rates
Time-boxed door codes for scheduled work
Vendor paperwork and 1099 figures kept together

One professional face, without a company behind it

Residents get a portal that looks like a business: pay, receipt, lease, documents, repair request, and a home guide answering the questions that otherwise arrive as texts. Applicants get a real application flow instead of a form emailed back and forth.

If you own with a partner or manage a property for someone else, there is a read-only owner login for statements and property details — so reporting to a co-owner does not mean assembling a spreadsheet every month.

A branded resident portal for payments, documents, and repairs
A public listing page and application link per property
Owner statements with a read-only owner login
One place messages, notices, and documents live

Straight answers

What RentCaddie does not do

Self-managing does not mean the software does the judgment for you.

It does not make housing decisions. It organizes applications, documents, and references; the criteria, the decision, and any required notices remain yours, and fair-housing rules apply in full.
It does not run background or credit screening itself — you choose the provider.
It is not an enterprise accounting suite: per-property profit and loss and a Schedule-E-ready year end, not a double-entry general ledger or accounts payable.
It does not send money out. Deposit returns are tracked with their deadline and itemization; you make the payment.
It does not give legal, tax, or accounting advice, and it deliberately does not state statutory deadlines on your behalf — deposit-return timing is a number you set for your own jurisdiction.

Notice periods, entry rules, deposit handling, late-fee limits, and rental licensing vary by state and city. Use qualified local counsel; the software's job is to apply your rules consistently, not to choose them.

Common questions

Can I manage my own rentals without a property manager?

Many owners do. The work does not disappear, so the practical requirements are a system for rent and records, a repeatable way to handle repairs and turnovers, and enough documentation to stand behind a decision later.

What does self-managing actually require software for?

The parts that are hard to do from memory: charges created before payment, allocations that reconcile, dated condition evidence, deposit handling with its own clock, and repairs that close with proof and a cost.

Does RentCaddie decide who to approve?

No. It collects applications, documents, and references in one place. Your written criteria, your decision, and any adverse-action notices are yours, and fair-housing rules apply regardless of the tool.

Can a co-owner see the numbers without full access?

Yes. There is a read-only owner login covering their properties, their statements, and their own details, with no ability to change anything.

What happens if I want to leave later?

You can export your data, including a friendly workbook plus your organization-scoped records and stored files. Check any export before closing an account, whichever software you are leaving.