Property Management Software for NNN Commercial Leasing
Anyone have any software recommendations for a smallish sized commercial landlord (less than 50 units) with virtually all NNN leases?   I'm looking for something that is cloud based and relatively easy to use and does the following (amongst other things):

* NNN Reconciliation.
* Sales Tax Calculation (the state charges tax on rent and cam payments).
* Pre programed rent increases (including inflation linked increases) and rent receipt tracking.
* Rental Invoicing and payment mechanisms through a portal (Credit/Debit Card, ACH, Other) with transaction fees billed back to tenants.
* Paying building expenses.
* Owner Draws
* Something that will produce tax information for my accountant.
* Website for vacancies.
* Online lease execution.

It seems that a lot of the existing software is focused on residential and there is not much for NNN commercial that doesn't require hiring someone to do things full time.

FWIW, I'm looking at doorloop, appfolio and innago currently.

Thanks.

EDIT:  Thanks for all of the replies.  I think the best thing to do here is just demo all of the names mentioned in replies and see what ends up working out best.

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[{"id": "iz6p6wb", "text": "You are correct - most of the software is focused on residential and not on NNN leases due to the fact that residential is easy compared to commercial. I have managed large portfolios of real estate for various companies and the most used application in those companies was still excel.\n\nOne of the biggest challenge (and I see you have it on the list) is for a software to properly reconcile all the CAM charges. Some people do this part in Yardi, Argus, Kardin. Most of the people do this part in excel.\n\nFor accounting purposes - you may want to use a dedicated accounting software - QuickBooks might work just find for you since you can create financials, pay expenses, reconcile taxes, issue recurring rental invoices and your portfolio is small. QB also allows you to collect payments via CC.\n\nI have not yet figure it out if Quickbooks allows you to set up and track separate trust accounts for each client.\n\nI am part of of proptech startup that is building, from scratch, a software specifically designed for commercial real estate and NNN leases. Most of the features that you have listed are/will be part of the application such as: lease management, electronic signatures, CAM reconciliations, budgeting, building operations , project management , compliance management, and many more. At this stage 50-60% of the application has been built.\n\nIf you would be interested in beta-testing the software DM with your email and I will contact you in the next 2-3 months and give you access to the application.", "replies": [{"id": "iz6rbea", "text": "Thanks.  \n\nI guess if the trade off is either (1) buying something that is really expensive and hard to use vs (2) buying something a bit less tailored and using a January morning to sit down with excel to do reconciliation calculations, its probably better to the latter.\n\nAssuming I give up on the NNN reconciliation, would you have a software preference?", "replies": [{"id": "iz6tdmv", "text": "I have never used them but I have seen people recommending Appfolio, Buildium . Maybe after you demo the products, you will have a better idea about their capabilities.\n\nFor lease/deal management - VTS might be an option. \n\nCAM charges - try to look into Kardin , I know about the software but never used it. From my opinion - 50 units - is still a small portfolio and if you are not planning to grow too much, you can do the Budgets/ CAM reconciliation in excel. Once you have properly set up a budgeting template with all the cost centers , it should not be an extensive process to reconcile the charges.", "replies": [{"id": "iz6yi8h", "text": "Thanks.  I think I'll end up doing a bunch of demos.\n\nCheers.", "replies": [], "depth": 4}, {"id": "izfr2uh", "text": "We use atlasx at the company I'm at for deal management. Highly recommended!  \n\n\nEDIT: link: www.atlasx.co", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "iz6x9ey", "text": "Rentmanager.com Is mostly residential but does commercial NNN as well.   Cloud based and has most of your wish list I believe.  And way cheaper than many alternatives.", "replies": [{"id": "iz9nwjs", "text": "Thanks.", "replies": [], "depth": 2}], "depth": 1}, {"id": "iz72h0g", "text": "Appfolio has all of these features I believe.", "replies": [{"id": "iz9nvze", "text": "Thanks.", "replies": [], "depth": 2}], "depth": 1}, {"id": "iz7bl0p", "text": "I use Rent Manager for every single thing on your list other than sales tax. I think I\u2019ve seen a sales tax function in it, but never used. RM user since 2009 with over 1,000 units. Happy to elaborate.", "replies": [{"id": "iz9nv5z", "text": "Thanks.", "replies": [], "depth": 2}, {"id": "iz9o6wv", "text": "RM does sales tax.", "replies": [], "depth": 2}], "depth": 1}, {"id": "iz7m1n1", "text": "I don\u2019t know about specific for NNN commercial, but it sounds like you are getting close to something like Netsuite", "replies": [{"id": "iz9o5mp", "text": "Thanks.  I think I'm looking for something that is more tailored to Landlord Property Management.", "replies": [], "depth": 2}], "depth": 1}, {"id": "izymjd8", "text": "Yardi Breeze is always an option. I'm not sure if they offer the online portal for Breeze, Breeze is Yardis product for smaller portfolios, they do have a lot of features around commercial leases and CAM Recoveries NNN leases. There is definitely a lof of fair critiscisim out their for Yardi but in my experiance it comes from the lack of guidance in implementation so customers start off with a poorly set up environment", "replies": [], "depth": 1}, {"id": "j1e0xy2", "text": "We have a similar size and types of portfolio. We just started the implementation process with Yardi. Ask me in 6 months and I'll let you know how we feel about. I would suggest a demo with them, it does everything that you are looking for and the CAM recs appear to be easy.\n\nWe have an outside consultant helping us.", "replies": [], "depth": 1}]