Services & Resources Directory

The best on and offline tools for managing rentals

Property Management Software

Cozy

Simple, end-to-end rental management software for landlords and property managers.

With powerful screening tools, credit reports, background checks, and online rent payments, Cozy is the best-in-class solution to manage your rentals.

Get Cozy, It’s Free!

Cost: $0 (It’s FREE)

Cozy

ClearNow

A simple ACH rent collection system. Money is auto-debited from the tenant’s account.

Cost: $14.95/month for one debit. Each add’l debit is $2.

Rentec Direct

Rentec allows you to collect rent, track leases, and pay owners their share of the rent.

Cost: Min. $15/month + $2 transaction fee.

RentPost

RentPost is trying to simplify all aspects of the business. It’s primarily designed for professionals.

Cost: Min. $29/month to collect rent. $50 setup fee + $1 transaction fee.

Buildium

Buildium allows you to track leases and screen tenants, but only a business entity can collect rent.

Cost: Min. $40/month + fees. $99 setup fee.

HomeSuite

HomeSuite is an online marketplace for offering and finding monthly furnished and corporate housing.

Cost: HomeSuite keeps a % of the rent collected

Tenant Screening

Cozy

Secure, detailed, real-time credit reports and background checks.

Get a clear summary of every applicant’s credit score, debt, payment history, county and national criminal history, eviction records and more.

Screen Tenants Now

Cost: Free for Landlords, Renters pay $24.99 each ($39.99 for both)

Cozy

Legal Forms, Leases and Advice

Nolo

Nolo’s leasing agreement forms are state-specific, written by expert attorneys at Nolo for everyday landlords.

Cost: $34.95/annual lease subscription

Avvo Legal Services

Get the legal help you need, at a fixed price. No hidden fees or long-term commitment.

Get 10% off with our promo code: COZY10

Cost: Legal advice for as little as $39

LegalZoom

Not only does LegalZoom have an army of lawyers to help you set up your business, but they also have some pretty sweet lease templates.

Cost: Starting at $29 for a lease package

U.S. Legal Forms

U.S. Legal Forms is the original and premier website for legal forms. They have State Specific Rental Leases and Forms.

Cost: $18.95 for a lease, $49.95/lease package

ez Landlord Forms

They have an AMAZING “Lease Builder Wizard” that walks you through creating a lease for your State.

Cost: Subscription, $29.95/month or $74.95/year

LegalNature

With a simple, clean form building, each document at LegalNature includes state-specific laws to ensure compliance with your state’s local requirements.

Cost: Starting at $39/mo after a free trial

Rocket Lawyer

Amidst state-specific legal forms, Rocket Lawyer provides legal advice, and incorporation services for landlords.

Cost: Membership, $39.95/month

Rocket Lawyer

Books

The Landlord Guides, from Cozy

Our ever-expanding library of tried and true manuals for independent landlords, these guides are meant to help you get started quickly.

Every Landlord’s Legal Guide

From move-in to move-out, this book covers a wide range of issues, including fair housing, repairs, sublets, and tenant screening.

First-Time Landlord

For new rental property owners who are first-time landlords. This is a great beginner’s guide to landlording.

The Weekend Landlord

This is one of my favorite landlording books because it takes a realistic approach to building passive income.

Fair Housing Helper

Find out what you need to know about fair housing compliance in plain English.

The Book on Investing In Real Estate with No (and Low) Money Down

Go past the hype and dives into real life strategies that investors across the world are using to invest in real estate using creativity – instead of their own cash.

40 Ways to Increase the Net Income of your Rental Property

This book will help you find additional source of ancillary income opportunities and generate more income from your existing rental properties.

Inspections

HappyCo

HappyCo (formerly Happy Inspector) is one of the best rental inspections tools on the market, however its hefty $50/month price tags makes in too expensive for most independent landlords.

Cost: Min. $30/month

zInspector

zInspector originally started out as photo management software for property managers but has grown into a powerful move-out inspection tool. It’s completely free to use with 5 properties or less.

Cost: Free, up to 5 properties

Document Signing

HelloSign

My all-time favorite electronic signature tool, HelloSign integrates with your Google account and is incredibly easy to use.

Cost: Free, up to 3 signatures/month

CudaSign

CudaSign is a wonderfully simple tool that making lease signings a breeze. I think they do a great job of offering premium features without making the process too complicated.

Cost: $1/month, paid annually

DocuSign

Docusign is one of the original electronic signing tools. It has a list of features a mile long and can be used by landlords and lawyers alike.

Cost: Min. $10/month

Advertising & Marketing

Craigslist

Craigslist is my go-to listing agent – and it’s free! If your property is near a major city, try this first.

Postlets

This free resource allows to you to create professional looking Craigslist ads and then syndicate them to a dozen other sites.

YouTube

Use YouTube to host videos of your property, and link to it from your ads. Using videos will attract more applicants.

Military by Owner

An niche listing site for rentals near military sites.

Vacation Rentals By Owner

An excellent listing site for short-term or weekly rentals.

HomeAway

The parent company of VRBO, with similar/identical properties, except that it is a better user experience

AirBnB

List your home by the day, week or month. AirBnB has a huge following short-term renters.

VistaPrint

Very affordable printed material with a quick turn-around time. They make it easy to print lawn signs, flyers, and business cards.

Market Research

Craigslist

Not only is Craigslist (CL) great for finding tenants, it also can be used to analyze market rent rates. I’ve found that the prices for comparable rental units on CL are more accurate than complex industry calculators.

Realtor

One of the differentiators that Realtor.com has over other similar sites is their tight integration with on-the-ground licensed Realtors who can help you buy or sell your next property.

Redfin

Search all MLS real estate listings. Tour homes and make offers with the help of local Redfin real estate agents.

Zillow

Not only does Zillow have for sale listings, but they also show you for sale by owner (FSBO) homes, foreclosures, new construction, and rentals. Using their tools, you can research the full cost of homeownership and potentially find a discounted property.

Trulia

An online residential real estate site for home buyers, sellers, renters and real estate professionals. It lists properties for sale and rent and has some nice tools for finding properties or researching market rent rates.

Property Analysis

Cozy Rental Analysis

Get a rent estimate for your property based on comparables in the area, so you know exactly how much to charge.

View a Sample Report

Property Tracker

An easy to use web-based tool to help you manage and track your real estate investments. Property Tracker lets you run initial performance projections and track critical data like income, expenses, ROI, mortgages, insurance, and much more.

Property Evaluator

A mobile real estate investment analysis tool. Analyze properties while on the go, then email a professional PDF report to anyone.

Property Stick

Income property analysis made easy. This online software allows you to analyze the hidden factors of a property.

RentFax

RentFax bridges the gap between data and decisions. With simple inputs, industry leading data and analytics, we provide unbiased reports to guide your residential real estate investment options.

Property REI

Analyze your real estate investments using this Excel-based spreadsheet analysis model.

Debt Prevention & Collection

ClickNotices

Delinquency management service that automates the legal procedures associated with late rent, including demand notices, court filings, and evictions.

Rent Recovery Service

Forms, letters, and services to help you collect from your deadbeat tenant. They also report to the 3 Major Credit Bureaus, which provides incentive for your tenant to pay!

Taxes & Insurance

TurboAppeal

With a robust, data-driven appeal technology, TurboAppeal will file a property tax appeal for you. Plus, the fee is only a portion of your savings – it’s a win-win!

Allstate

Allstate insures all my rental props. Their “Umbrella” policies even cover things like tenant court judgements. Learn More.

Farmers Insurance

Farmers offers an insurance plan that meets the real-world expectations of landlords today.

Repairs & Cleaning

Handy

Instantly book experienced and vetted handymen and home cleaners with guaranteed next-day availability.

Get 25% off with code: HANDYRESOURCES

Community Buying Group

Save money on materials, paint, appliances and more. CBG also provides resources for real estate investors looking for insurance and lending.

Free Membership ($99 value)

TaskEasy

TaskEasy allows customers to buy exterior maintenance services online, like lawn mowing, snow removal, and pool cleaning.

Talk Local

Talk to a high quality local pro in minutes, and schedule an estimate for repair, replacement, or any other renovation needs.

Redbeacon

Pick a Pro that’s right for you. When the job is finished, pay through Redbeacon.

Filter Easy

FilterEasy is the most convenient way to ensure tenants are regularly changing the filters at your property. We delivery the exact filters your property needs on the schedule you choose, all for a cost that’s less than the store.

Get Your First Filter Free!

Home Repair Tutor

A useful and empowering blog that teaches creative ways to DIY.

Home Warranties

HMS National

HMS has the ONLY home warranty program designed specifically for landlords. Between $0 deductibles and FULL replacement coverage, they meet the unique needs of a landlord like no other company.

American Home Shield

I’ve been a customer of AHS twice and they have always delivered within the terms of the contract. However, the deductibles are high and coverage is low considering the high price tag.

Old Republic

Old Republic is affordable, but it typically has a high deductible. They did replace a washer/dryer unit for me, which I was pleased about, but then dropped me from the policy because I actually used it. In the end, I received more than I paid out.

Review Services

Angie’s List

The only reputable review company (in my opinion). They don’t allow anonymous reviews and verify everything.

Yelp

The largest review website on the planet. Yelp accepts reviews for restaurant to plumbers. However, the reviews are not verified, so take it with a grain of salt.

Better Business Bureau

You can research a business or file a complaint against a contractor. Use with caution because there is no validation to the accreditation. Any business can become accredited by paying an annual fee.