Dawzer RMS vs RentMerchant

Dawzer RMS is rental property management software for independent landlords and portfolio owners, with plans for portfolios from a few units to 100 or more. Its tenant portal accepts card and bank-transfer rent payments, tracks partial payments, and updates balances automatically. Landlords can track lease terms and expiration dates, manage multiple tenants on a lease, and retain records of early terminations. Tenants can submit maintenance requests with descriptions, categories, priorities, and photos; landlords can assign vendors and follow request status. Reports cover rent rolls, delinquency, lease expirations, income, expenses, cash flow, and aging maintenance requests. Documents can be uploaded in bulk up to 50 MB each, searched, and restricted by tenancy. CSV exports are included on every plan. The web platform works in a browser on desktop, tablet, and phone. The Free plan is free, with no expiration, for up to 3 units and 100 MB of storage; paid plans start at $18 a month for up to 10 units and 500 MB. There are no per-unit fees.

RentMerchant provides online rent collection and property management for independent landlords, with web and iOS access. Tenants can pay by bank transfer or debit and credit card, either once or through autopay. The system sends monthly recurring invoices, payment reminders, and automatic late fees. A tenant portal supports payments, payment-history and ledger viewing, and repair requests. Landlords can collect online applications and obtain electronic lease signatures with an audit trail. Property owners can receive read-only logins showing collections, fees, and net amounts. Reports include CSV and Schedule E exports, and landlords can import properties in bulk from CSV. Payments are processed by Stripe; RentMerchant says it does not store raw card or bank numbers, and accounts can use two-factor login. The Free plan costs nothing and supports up to three properties. Pro costs $15 a month billed annually for unlimited properties and units, while month-to-month Pro costs $20 a month. ACH payments on Free cost 0.8% capped at $5 plus a $2 RentMerchant fee; the $2 fee is waived on Pro.