Most landlords do not stay in one lane. You start with a rental house, add a duplex, inherit a condo, then sign a small storefront. The trouble is that the software market is split by asset type, so you end up paying for and logging into three or four tools that do not talk to each other. This is the case for running a mixed 1 to 200 unit book under one login, one ledger, one inbox, and one AI co-pilot, with an honest read on what is live today and what is still on the roadmap.
The mixed-portfolio tax nobody quotes you
The hidden cost of a varied portfolio is not any single subscription. It is the seams between them. A self-managing owner with a few houses, one small apartment building, a condo, and a corner retail unit often ends up with a single-family tool for the houses, a spreadsheet for the building, a separate bookkeeping app for taxes, and a notes file for the commercial tenant. Each one holds a slice of the truth. None of them holds the whole portfolio.
That fragmentation is where the real money leaks. You re-enter the same tenant twice. You miss a late fee because it lived in the tool you did not check that week. At tax time you stitch four exports into one Schedule E by hand. And when a co-owner or a property manager needs access, you are sharing logins instead of granting scoped roles.
Rentari.ai started as a tool that fit a single home or unit. It now runs every property type and any number of units from 1 to 200 self-serve on one platform, so the seams disappear. Residential and light commercial sit side by side, each with the right lease, the right disclosures, and its own ledger, all rolling up into one portfolio-wide cash-flow view.
What "one platform" actually means here
One platform is easy to claim and hard to deliver. Here is what is concretely live for a mixed book today, with no roadmap items dressed up as shipped:
- Residential and small commercial side by side. Each property carries the correct lease template, the state-specific disclosures, and its own ledger. A single-family lease, a multifamily lease, and a light commercial lease are different documents, and Rentari draws each one correctly. See single-family, multifamily, and commercial.
- One portfolio-wide cash-flow view and accounting. Rent, fees, maintenance spend, and vendor payouts across every asset type land in one ledger and one accounting rollup, with a clean Schedule E export at year end.
- Manager and co-owner roles with scoped access. You grant a property manager rights to the buildings they run and a co-owner visibility into the assets they hold, and it all rolls up to the owner account. No shared passwords.
- Rent, maintenance, and the AI layer across all of it. Rent collection with autopay and automatic late fees, Luna handling 24/7 maintenance triage by app and by phone, and the Mozart operator all work the same whether the unit is a house, an apartment, or a storefront.
- The Co-pilot, Mixed, or Autopilot dial. You choose how much the AI runs on its own per the pilot mode you set, and that setting applies across the whole portfolio.
The thesis in one line
Stop paying for and stitching together one tool per asset type. A mixed 1 to 200 unit book runs on a single flat-priced platform with an AI co-pilot, no back office, and no per-payment fees.
Why the usual options force a compromise
For a mixed portfolio, the market hands you two bad choices, and both come with a tax.
The SMB single-asset tools (TurboTenant at roughly $10 to $17 a month, Avail by Realtor.com with an Unlimited Plus tier around $7 to $9 per unit a month, RentRedi at about $9 to $19.95 a month) are genuinely good at what they were built for: a handful of single-family doors. TurboTenant has even added an AI lease audit and an AI maintenance assistant. But they get thin the moment you add a small apartment building or a commercial unit. They are geared to 1 to 10 doors, the accounting is light, and the leasing side does not stretch comfortably across asset types. Avail's free tier also passes a roughly $2.50 ACH transfer fee to the tenant, which is a per-payment cost the tenant feels.
The ERPs (Buildium at three tiers from about $62 to $400 a month, AppFolio as an enterprise platform with per-unit pricing and an effective floor around 50 units, DoorLoop from about $69 to $199 a month) can hold a mixed book. But they assume you already have a back office. They add per-transaction fees that the SMB tools and Rentari do not: Buildium charges about $2.35 per incoming EFT and about $5 per e-signature on its lower tiers. AppFolio's Realm-X AI is genuinely agentic and capable, but the platform is built for operators with staff and carries a monthly minimum that does not fit a 30-unit owner. DoorLoop scales to thousands of units and is geared to 20-plus doors.
So the small-book owner overpays in friction with the SMB tools, and the same owner overpays in fees and complexity with the ERPs. Rentari.ai is the rare flat-priced, AI-first single platform built for a mixed 1 to 200 unit book with no back office assumption and no per-payment fees. For a wider price-first look, see our roundup of the most affordable property management software for 2026.
The scorecard for a mixed book
| For mixed-portfolio landlords and PMs | Rentari.ai | TurboTenant | Buildium | AppFolio | DoorLoop |
|---|---|---|---|---|---|
| SFR + multifamily + light commercial in one book | Yes, one ledger | SFR-focused, thin past a few doors | Yes | Yes | Yes |
| Manager + co-owner roles rolling up to owner | Yes, scoped | Limited | Yes | Yes | Yes |
| Agentic AI operator across the whole portfolio | Mozart + Luna | AI lease audit + maintenance helper | No | Realm-X (agentic) | No |
| Per-payment / per-e-signature fees | None | Low / mostly none | ~$2.35 EFT, ~$5 e-sig | Per-unit + minimum | Varies by tier |
| Assumes you have a back office | No | No | Yes | Yes | Leans that way |
| All-in price for 50 mixed units | $100/mo flat ($960/yr) | Not built for 50 | ~$62 to $400/mo + fees | Per-unit + ~50-unit floor | ~$69 to $199/mo by tier |
Sources: each platform's public pricing and feature pages, mid-2026. Corrections are welcome and applied promptly.
What the flat price actually covers
Rentari.ai is one plan, everything included, with no per-signature fee, no per-payment fee, no setup fee, and no markup on the payment rail. The math is simple: $10 a month flat for the first 5 units, then $2 per added unit for units 6 through 200 on monthly billing. On annual billing that works out to $8 a month for the first 5 units (so $96 a year), then $1.60 per added unit. Above 200 units you move to a custom Enterprise quote.
For a mixed book, that lands like this: 10 units is $20 a month, 25 units is $50 a month, 50 units is $100 a month, and 100 units is $200 a month. One number, every asset type, every feature. Inside that number you get AI listings and syndication, the AI leasing inbox, FCRA-aware tenant screening, 50-state leases with unlimited court-ready e-signature, rent collection with autopay and automatic late fees, 24/7 Luna maintenance triage by app and phone via tenant AI, auto-accounting with Schedule E export, the vendor portal with W-9 and auto 1099-NEC, and the Mozart AI operator. Compare that to the ERP model, where the headline price is the start and the EFT and e-signature fees accumulate per transaction.
How the AI runs across asset types without going rogue
The single product rhythm is the same on a house, an apartment, or a storefront: AI proposes, you approve, it runs, the record holds. Mozart drafts the listing, flags the late payment, prepares the lease, and lines up the vendor, then surfaces each one as an Approve or Decline card. It never reports that it sent, signed, or scheduled anything on its own.
That restraint is enforced in the engine, not just the prompt, and it is worth being plain about the limits:
- Money-moving and signable actions are capped. They never auto-run and never get a one-click yes. They require a typed confirmation, and that cap holds in every pilot mode right up to Autopilot.
- Mozart never signs or sends a lease by itself. It prepares the document and you sign your own name. It never runs a screening alone, because that flow is consent-first.
- Rentari does not auto-pull a bank feed. It categorizes what runs through the platform and the receipts you scan, then exports cleanly to QuickBooks or Xero. You stay the source of truth.
- Leases are checked against the state's current rules (deposit caps, late-fee limits, notice windows) as they are drafted, across all 50 states. Track changes on our legislation watch.
- Evictions, refunds, and any contract a tenant or vendor signs always wait for you. No exceptions, in any mode.
The honest caveat for heavy commercial and association books
Two things are on the roadmap, not live, and a mixed-portfolio owner deserves to know before deciding. Deep commercial features such as CAM reconciliation and tax and insurance passthrough are on the roadmap, not shipped. HOA and association dues billing is also on the roadmap, not live. So if your book is mostly large commercial or you primarily do association management, those workflows are not here yet, and you should plan accordingly.
Where Rentari is well served today is the common shape of a real mixed portfolio: residential plus light commercial. The corner storefront, the mixed-use building with apartments over a shop, the condo, and the houses, all under one login with the right lease and ledger for each. That is the book most self-managing owners and small PMs actually hold, and it is fully live now. Read more on the mixed portfolios page.
One login, one ledger, one inbox
A mixed residential and light-commercial book runs in full today. Heavy commercial CAM reconciliation and HOA dues billing are on the roadmap. We would rather tell you that up front than surprise you later.
Frequently asked questions
Can Rentari.ai really handle single-family, multifamily, and commercial in one account? Yes, today, for residential and light commercial. Each property carries the correct lease, the right state disclosures, and its own ledger, and they all roll up into one portfolio-wide cash-flow view. Deep commercial workflows like CAM reconciliation are on the roadmap, not live yet.
How does pricing work for a mixed book of different unit types? It is one flat plan regardless of asset type. You pay $10 a month for the first 5 units, then $2 per added unit through 200 units on monthly billing, or $8 and $1.60 on annual billing. A 50-unit mixed portfolio is $100 a month all in, with no per-payment or per-signature fees. Above 200 units is a custom Enterprise quote.
Can a property manager or co-owner have access without seeing everything? Yes. Managers and co-owners get scoped roles tied to the properties they run or hold, and everything rolls up to the owner account. There are no shared passwords, and you control who sees what.
Will the AI move money or sign a lease on its own across my portfolio? No. Mozart proposes and you approve. Money-moving and signable actions are capped in the engine so they never auto-run and require a typed confirmation, in every pilot mode up to Autopilot. Evictions, refunds, and any signable contract always wait for you.
Should I switch if my portfolio is mostly large commercial or HOA management? Not yet. CAM reconciliation, tax and insurance passthrough, and HOA dues billing are on the roadmap, not live. If your book is mostly large commercial or association management, plan around that. Residential plus light commercial mixed portfolios are well served today.
The fastest way to see whether one platform fits your mixed book is to walk through it with real data already loaded. Open the seeded demo and click through a portfolio that holds houses, an apartment building, and a light commercial unit side by side, then check the pricing on the pricing page against what you pay across your current tools.
Sources: each platform's public pricing and feature pages, mid-2026. This article is general information, not legal advice. Verify current pricing and your state and local rules before deciding.
Disclaimer: This post highlights certain features on each platform. This does not mean the other platforms do not have those features. Please do your own research before making any conclusions.
