How we make this list: we compare pricing pages, product documentation and public user reviews. Rankite is independent; if a vendor ever pays for a featured spot, that listing is clearly labeled Partner.
Key takeaways
- Start with the free tier if you own a handful of units: Stessa (Essentials), REI Hub, Baselane, Landlord Studio, Azibo, and QuickBooks Online all offer genuinely usable free plans.
- Serious about the books? REI Hub (Professional from $9/month billed annually) and Landlord Studio (Pro $12/month) are the purpose-built accounting picks for landlords who want double-entry depth.
- Self-managing landlords who want one platform for rent, tenants, and books should compare RentRedi (from $12/month billed annually) and Stessa; managers and growing portfolios fit Buildium (from $62/month), DoorLoop (from $199/month minimum) and AppFolio (custom quote).
- Stessa and REI Hub put Schedule E reporting front and center; QuickBooks Online needs the $140/month Plus plan for class tracking that mimics per-property books.
The best bookkeeping software for real estate investors
#1
Stessa
Best for: Landlords who want a free, investor-focused dashboard for tracking income and expenses across rentals
Visit stessa.com
Starting priceFree (Essentials); Manage from $12/month billed annually
Free planYes (Essentials)
Stessa's pricing page makes the offer plain: Essentials is free with unlimited properties, automatic bank feeds, basic reports, vacancy marketing, and online rent collection. Manage at $12 per month billed annually adds the Schedule E report, 60+ legal forms, and one eSignature a month. Pro at $28 per month billed annually adds advanced reports, unlimited receipt scanning, budgeting, and higher APY on cash balances.
Instead of general-ledger accounts, Stessa gives you portfolio dashboards, property-level performance metrics, and an accountant tax package built around rental reporting. The free tier is generous enough that many small landlords never pay, and the paid tiers stay cheap next to full management suites. If your main question is whether each property makes money, Stessa answers it for free.
What we like- Free plan with unlimited properties and automatic bank feeds
- Schedule E reporting
- Cash management accounts with interest
Watch out for- Advanced reports and unlimited receipt scanning need the Pro tier
- No Xero integration
#2
REI Hub
Best for: Investors who want proper double-entry accounting designed specifically for rental properties
Visit reihub.net
Starting priceFree; Professional from $9/month billed annually
Free planYes
Unlike most landlord apps with simplified single-entry tracking, REI Hub runs property-based double-entry accounting with automatic transaction import, bank feeds, loan and fixed-asset tracking, and one-click tax packets. The free plan covers minimal transactions across tiered unit limits; Professional starts at $9 per month billed annually for up to 3 units, rising to $15, $27, or $48 for up to 10, 20, or unlimited units. A 14-day trial needs no credit card.
This is the pick for investors who want CPA-ready output without hiring a bookkeeper. Mortgage payments split automatically into principal, interest, and escrow, depreciation is tracked per asset, and every report runs at portfolio, property, or unit level. If you already collect rent elsewhere, this is the cleanest way to keep the accounting side correct.
What we like- True double-entry bookkeeping with real estate categories
- Schedule E and tax reports included
- Transparent per-unit pricing
Watch out for- No built-in rent collection or tenant management
- Best paired with a separate property management tool
#3
Baselane
Best for: Investors who want banking, bookkeeping, and rent collection in one free platform
Visit baselane.com
Starting priceFree (Core); Smart paid tier with 30-day free trial
Free planYes
Baselane pairs business banking with landlord bookkeeping: unlimited checking and savings accounts, one per property, with no setup or monthly maintenance fees, and every transaction auto-tagged to Schedule E categories with custom rules. Core is free for banking, bookkeeping, and rent collection; the Smart tier adds AI categorization, balance sheets, cost segregation, and 2-day rent deposits with a 30-day free trial.
For multi-property investors, the per-property account structure is the real draw: deposits, reserves, and operating cash stay separated by design instead of by spreadsheet discipline. Rent collection is included, receipts match automatically, and QuickBooks and Xero sync keeps your CPA in familiar tools. Opening your first dedicated rental bank account inside Baselane removes a whole category of errors.
What we like- Free banking accounts per property with no monthly fees
- Auto-tagging to Schedule E categories
- QuickBooks and Xero sync
Watch out for- Advanced automations sit behind the paid Smart tier
- Newer platform with a smaller support history than older rivals
#4
Landlord Studio
Best for: Self-managing landlords who want mobile-first accounting with bank feeds and mileage tracking
Visit landlordstudio.com
Starting priceFree up to 3 units; Pro $12/month; Pro Plus $28/month
Free planYes (GO plan, up to 3 units)
Landlord Studio leads with the books: automated bank feeds, AI expense categorization, receipt scanning, GPS mileage tracking, and 15+ landlord-specific reports inside native iOS and Android apps. GO is free for up to 3 units, Pro runs $12 per month with accounting included, and Pro Plus at $28 per month adds higher receipt-scanning limits and more units. TransUnion tenant screening is built in on paid plans.
This fits landlords who self-manage and want real accounting depth without desktop software. The two-way Xero sync is unusual at this price and gives accountants a clean pipeline into year-end work. Rent collection, listings, and document storage are included, so small portfolios can run almost everything here. Past a handful of units, compare the per-unit math against flat-rate rivals first.
What we like- Accounting-first design with bank feeds, AI receipt scanning, and GPS mileage tracking
- Two-way Xero sync
- One-click Schedule E export
Watch out for- Free plan caps at 3 units
- Paid plans charge per additional unit
- Not built for third-party management firms
#5
Azibo
Best for: Independent landlords who want a fully free platform for rent collection, accounting, and maintenance
Visit azibo.com
Starting priceFree (core platform; optional paid services like leases and screening)
Free planYes
Azibo's model is simple: the core landlord platform is free, and the company earns from optional services. Free ACH rent collection, property accounting, financial reports, maintenance coordination, and document storage are all included. Paid add-ons include state-specific leases at $29.99, digital signing at $9.99, and tenant screening at $39.99 paid by the applicant; team collaboration runs $99 per user per year.
Nothing on the core platform is metered by unit count, which subscription-hating independents will appreciate. The accounting module covers Schedule E, rent roll, and cash flow statements, and tenants get a free portal for payments and maintenance requests. Some conveniences cost extra, and browser-only access means no mobile app. For a cost-conscious investor starting out, it is hard to beat free.
What we like- Core platform genuinely free with no monthly fee
- Free ACH rent collection
- Real estate-specific accounting and Schedule E tools
Watch out for- State-specific leases ($29.99) and screening ($39.99, applicant-paid) cost extra
- No native mobile app yet
#6
RentRedi
Best for: Self-managing landlords who want one flat rate for unlimited units with accounting included
Visit rentredi.com
Starting priceFrom $12/month billed annually (one flat-rate plan)
Free planNo
RentRedi charges one flat rate for everything: $29.95 per month billed monthly, $20 every six months, or $12 per month billed annually, with unlimited units and the full feature set including the Accounting Suite on every term. The vendor's help center confirms no per-property fees, and a 30-day money-back guarantee applies. Premium accounting and maintenance coordination are available as add-ons.
The flat rate is the whole pitch: a landlord with 50 units pays the same $12 a month as one with 5, where most platforms scale with unit count. Rent collection, listings, screening, lease signing, and maintenance sit alongside the books, making it a genuine all-in-one for self-managers. If per-unit pricing is starting to sting, price this alternative first.
What we like- Single flat-rate plan with unlimited units and the full feature set
- Accounting Suite included
- 30-day money-back guarantee
Watch out for- No free plan
- Premium accounting and maintenance add-ons cost extra on some tiers
#7
Buildium
Best for: Property managers and larger landlords who need full accounting inside a complete management platform
Visit buildium.com
Starting price$62/month (Essential); 14-day free trial, no credit card required
Free planNo
Buildium publishes pricing openly: Essential starts at $62 per month with core accounting, maintenance, and leasing; Growth starts at $192 with reporting automation and lower transaction costs; Premium starts at $400 with the open API and the full AI suite. A 14-day free trial needs no credit card. Accounting includes a general ledger, bank reconciliation, 1099 e-filing, owner statements, and trust accounting.
This is management software first, bookkeeping second: right for owners who outsource or run a management company. Tenants, owners, and vendors each get portals, and the books update from rent collection and work orders automatically. Solo investors with a few doors will find it expensive; anyone managing other people's properties gets books their clients can audit.
What we like- Full accounting suite with general ledger, bank reconciliation, and 1099 e-filing
- Pricing published by the vendor
- Strong owner and resident portals
Watch out for- Priced for managers rather than casual landlords
- Per-transaction fees for EFT and bank account setup add up
#8
AppFolio
Best for: Large portfolios and management companies that need AI-assisted accounting at scale
Visit appfolio.com
Starting priceSee website (custom quote)
Free planNo
AppFolio does not publish pricing and quotes each portfolio individually, so plan on a sales conversation and a bigger budget than the tools above. What you get is built for scale: AI in leasing chats, maintenance dispatch, and invoice reading, universal search across every record, and accounting reviewers describe as powerful yet easy to pick up. Residential, commercial, and student housing run in one place.
AppFolio makes sense when the portfolio becomes a business with staff. Solo landlords should skip it: quote-based pricing, implementation effort, and feature depth target companies managing hundreds of units. If you are scaling toward that size, its accounting depth is the benchmark smaller tools chase.
What we like- AI features for leasing chats, invoice reading, and maintenance dispatch
- Handles residential, commercial, and student housing in one system
- Strong mobile app
Watch out for- No public pricing
- Overkill and overpriced for small landlords
- Limited open API for third-party integrations
#9
DoorLoop
Best for: Growing portfolios that want the complete platform with full accounting on every plan
Visit doorloop.com
Starting priceFrom $199/month minimum (DoorLoop One at $2.50/unit/month)
Free planNo
DoorLoop replaced its old Starter, Pro, and Premium tiers with three plans that each include the complete platform: One at $2.50 per unit per month with a $199 monthly minimum, Connect at $4.00 per unit with a $299 minimum, and Multiply at $5.00 per unit with a $399 minimum. Plans differ in how much work the AI agents take on, not in features. Full accounting, live bank sync, balance sheets, P and L, owner statements, and QuickBooks Online sync come standard.
You pay for automation depth, not basic accounting, which is unusually transparent for this segment. The $199 floor fits portfolios of roughly 10 units and up better than single-property owners. Guided onboarding and a praised interface mean growing landlords can go from dozens to hundreds of units without switching systems.
What we like- Full accounting, API access, unlimited users, and unlimited storage on every plan
- QuickBooks Online sync
- AI agents for leasing and maintenance
Watch out for- $199 monthly minimum prices out small landlords
- No free trial, demo only
#10
QuickBooks Online
Best for: Investors who want a general ledger their CPA already knows, with property tracking via classes
Visit quickbooks.intuit.com
Starting priceFree limited plan; Simple Start $38/month
Free planYes (limited free plan)
QuickBooks Online is the default small-business ledger, and its pricing page now includes a free plan: $0 per month with one user, one connected bank, and the top three reports. Paid plans run Simple Start at $38 per month, Essentials at $85, Plus at $140, and Advanced at $340. The catch for landlords: property-level P and L needs class or location tracking, which starts on the $140 Plus plan.
Use QuickBooks Online when your CPA insists on it or your rentals sit inside a larger business already running on it. The integration ecosystem is unmatched, and every bookkeeper knows the interface. But price it honestly: per-property reporting means Plus money, while REI Hub or Stessa's paid tiers deliver the same reports for far less. Treat QuickBooks as the safe, familiar choice, not the cheapest one.
What we like- The accounting standard most CPAs accept
- Massive integration ecosystem
- New limited free plan for basic income and expense tracking
Watch out for- Property-level reporting needs the $140/month Plus plan for class tracking
- Not designed for rentals out of the box
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
| Stessa | Landlords who want a free, investor-focused dashboard for tracking income and expenses across rentals | Free (Essentials); Manage from $12/month billed annually | Yes (Essentials) |
| REI Hub | Investors who want proper double-entry accounting designed specifically for rental properties | Free; Professional from $9/month billed annually | Yes |
| Baselane | Investors who want banking, bookkeeping, and rent collection in one free platform | Free (Core); Smart paid tier with 30-day free trial | Yes |
| Landlord Studio | Self-managing landlords who want mobile-first accounting with bank feeds and mileage tracking | Free up to 3 units; Pro $12/month; Pro Plus $28/month | Yes (GO plan, up to 3 units) |
| Azibo | Independent landlords who want a fully free platform for rent collection, accounting, and maintenance | Free (core platform; optional paid services like leases and screening) | Yes |
| RentRedi | Self-managing landlords who want one flat rate for unlimited units with accounting included | From $12/month billed annually (one flat-rate plan) | No |
| Buildium | Property managers and larger landlords who need full accounting inside a complete management platform | $62/month (Essential); 14-day free trial, no credit card required | No |
| AppFolio | Large portfolios and management companies that need AI-assisted accounting at scale | See website (custom quote) | No |
| DoorLoop | Growing portfolios that want the complete platform with full accounting on every plan | From $199/month minimum (DoorLoop One at $2.50/unit/month) | No |
| QuickBooks Online | Investors who want a general ledger their CPA already knows, with property tracking via classes | Free limited plan; Simple Start $38/month | Yes (limited free plan) |
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
What to look for before you buy
Start with how the tool thinks about properties. Generic software tracks accounts; rental software tracks properties, units, and tenants as first-class objects. That shows up in per-property profit and loss, rent rolls, deposit ledgers, and Schedule E exports. If a platform makes you fake properties with classes or tags, you will fight it at tax time.
Next, check the bank connection story. The whole point of these tools is automatic transaction import with rules that categorize rent, mortgages, and repairs. Ask whether bank feeds are included on the plan you would actually buy, whether rules can split a mortgage payment into principal, interest, and escrow, and whether receipts can be attached and matched. A tool without reliable feeds is just a prettier spreadsheet.
Then map the price to your unit count. Free tiers from Stessa, REI Hub, Baselane, Landlord Studio, and Azibo cover small portfolios genuinely well. Per-unit pricing from REI Hub and DoorLoop scales smoothly, while RentRedi's flat rate gets cheaper per unit as you grow. Quote-based tools like AppFolio only make sense once the portfolio justifies the sales process. Finally, confirm the tax output: Schedule E reports, 1099 filing support, and an accountant access or export path your CPA will accept.
Generic accounting software looks friendly until you add the workarounds. QuickBooks Online Simple Start at $38 a month seems cheap next to Buildium, but per-property profit and loss needs the $140 Plus plan for class tracking. Add a rent collection tool, a screening service, and reconciliation hours, and the "cheap" option quietly becomes the expensive one.
Purpose-built tools flip that math. Stessa's free Essentials gives per-property dashboards and bank feeds for nothing. REI Hub's $9-a-month Professional produces Schedule E reports a CPA can file from. RentRedi's flat $12 a month covers rent collection, screening, and accounting for unlimited units. Rental bookkeeping has specific outputs; paying for software that produces them natively beats paying more for software plus workarounds.
How we chose
We started with the vendors' own pricing pages: no price appears here unless the vendor publishes it. Stessa, REI Hub, Baselane, Landlord Studio, Azibo, RentRedi, Buildium, DoorLoop, and QuickBooks Online all publish current plans and prices, verified on their sites on 2026-10-14. AppFolio does not publish pricing, so it is marked as custom quote.
From there we compared feature lists and documentation for rental-specific accounting: per-property and per-unit reporting, Schedule E and tax outputs, bank feeds and transaction rules, rent collection, and integrations with tools CPAs use like QuickBooks and Xero. We read public reviews on G2, Capterra, and landlord communities including BiggerPockets and Reddit's real estate investing forums to check how each tool holds up in daily use, especially around bank feed reliability and support quality. We weighted company-size fit heavily: free and low-cost tools for self-managing landlords with a few units, flat-rate and per-unit platforms for growing portfolios, and full management suites for operators and management companies. Nothing here is based on hands-on testing or vendor claims we could not verify.
Frequently asked questions
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Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Shihab Mia · Founder, Rankite
Shihab has spent more than a decade helping SaaS and e-commerce brands grow through search. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.