Newbie managing 4 mom &amp; pop NNN tenants and 2 sfr tenants - what’s best free online rent collection company?
Just took over PM functions from an elderly family member, already two December tenant rent checks are lost in the mail from long term tenants. Total of 6 tenants, one 4 tenant NNN commercial building and 2 single family home rentals.

What is best free online rent payment system for tenants to make rent payments to landlords? Initial research appears Azibo, Turbo tenant, Avail, Innago and Zillow rental manager and others offer landlord free rent payment systems, where tenants pay rent to landlord via ACH and company does not charge landlord or tenant for this service. Anyone prefer one rent payment system over the other and why?

Zillow rental manager forces property selection type, which just lists residential, so that one isn’t really suitable to my situation due to having some NNN tenants. 

Avail website doesn’t provide much information. 

Azibo website and details look good. 

Turbo tenant website  details also look good.
[{"id": "izialt1", "text": "Don\u2019t have much experience with the others but I use Innago which may be another site to consider", "replies": [], "depth": 1}, {"id": "iziyvx9", "text": "excel - tons of free online templates (google.com)", "replies": [], "depth": 1}, {"id": "izj1noq", "text": "What do you mean by 'rent collection', what exactly are you looking for these programs to do for you?", "replies": [{"id": "izkwq2q", "text": "You\u2019re right, my terminology using \u201ccollections\u201d was incorrect - thank you. I have updated my post to online payment systems to process tenant rent payments.", "replies": [], "depth": 2}], "depth": 1}, {"id": "izjowwq", "text": "There aren't going to be any \"free\" rent collection services. Anything card based will have a % fee associated with it and anything physical (mailing lockbox services) will charge you.", "replies": [], "depth": 1}, {"id": "izjpseb", "text": "I use Buildium.  It's a property management program and allows online payments.  The accounting side works well for keeping books on the properties. This allows you to generate financial reports, tenant statements, 1099's, etc. You create basically a profile for each unit with photos and description, which populates to listing websites like zillow to market vacancies in just a couple of minutes.  It allows for online tenant applications and works with Smart Move by TransUnion for credit/background checks.  I'm paying about $60/month, which is totally worth it.", "replies": [], "depth": 1}, {"id": "izlrtt2", "text": "e-rentpayment.com I have used them for the last 5 years or so. Tenant sets up their banking info and recurring payments.  They hold the money for 4 business days until it gets ACH'd to your account.  Even my super tech adverse tenants are ok with it.  There is an option for the tenant to pay by credit card where it can be set up for either the tenant or landlord to pay the CC fee.\nAlso allows you to create invoices for CAM charges.  The landlord gets charged but in your case it sounds like it wouldn't be more than $10 or $12 a month.", "replies": [{"id": "izm6y6f", "text": "Tank you 47! I just spent 20 minutes on e-rentpayment.com. Very slick online rent system, including how NNN expenses and other expenses/fees can be billed separately and only $10 per month flat fee. Curious, if you have more than one property loaded into the e-rent system for tenant rent payments, would the tenant get to see all of your properties when they are searching for theirs?", "replies": [{"id": "izmi658", "text": "They'll only see the single property that they are allowed to see.  If you have questions, their customer service emails get answered quickly during business hours.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}]