Avail is a Realtor.com owned self manager tool. Here is what fits when it stops scaling.
Avail (formerly Avail Landlord Software) is a broad self manager tool covering leasing, rent collection, tenant screening, and light accounting. Owned by Realtor.com, which gives it distribution advantages but also shifts the product direction around Realtor.com's goals.
Investors typically look elsewhere when they scale past a few doors, add property managers, or need real multi LLC portfolio reporting. Avail is solid for 1 to 5 self managed rentals, weaker past that.
| Feature | DoorVault | Avail |
|---|---|---|
| Built for | PM-heavy and multi LLC portfolios | Small self managing landlords |
| Leasing and rent collection | Not offered | Built in |
| Tenant screening | Not offered | Built in |
| PM reconciliation | Core feature | Not offered |
| AI document extraction | 60+ fields across all doc types | Basic storage |
| Multi LLC | First class | Limited |
| Price | Free / $29 / $79 / $149 | Free core, $5 per unit paid tier |
DoorVault focuses on the financial operations and portfolio tracking layer that Avail does not deeply cover. PM reconciliation, mortgage intelligence, multi LLC, AI document extraction.
Free alternative with similar self manager audience. Similar feature set to Avail with different emphasis.
Stronger bookkeeping than Avail with better mobile experience. Paid but reasonable price.
Fully free alternative with similar self manager feature set. Generous free tier but trades off support and polish.
Common bookkeeping companion for self managers running a tenant focused tool like Avail. Free core bookkeeping.
Pick Avail if you self manage 1 to 5 rentals and want a broad feature set covering leasing, rent collection, tenant screening, and light accounting in one product. The free core tier is adequate for small self managers and the paid tier is reasonable.
Pick DoorVault when you scale past 5 doors, hire a property manager on any of your rentals, or add a second LLC. Those are the three trigger points where Avail stops covering the workflow cleanly.
DoorVault adds PM reconciliation, mortgage intelligence, and first class multi LLC support that Avail does not compete on.
Common transition path: Avail at 1 to 3 doors, then add DoorVault at 3 to 5 doors, then move the financial operations layer fully to DoorVault once the portfolio includes PMs or multiple LLCs.
2 properties, full Knox AI features, no credit card required. See what automated PM oversight actually looks like.
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