1–20 unit landlords
Owner statements & 1099 contractor pay on DIY landlord software — vendor totals, CPA handoff
Affiliate / referral disclosure: This page has no affiliate links yet. Affiliate programs are pending. If we later add referral links, commissions will be disclosed here and will not change the feature tables or fit notes below.
For a 1–20 unit DIY landlord, “owner statements” and “1099s” are two different jobs that get conflated in search. An owner statement shows a co-owner or investor revenues, expenses, funds balances, and distributions for a period. A 1099-NEC is what you may owe contractors you paid for services — and DIY tools usually only give vendor payment totals, not e-filed forms. TurboTenant Accounting (REI Hub) publishes the clearest Owner Statement + Expenses by Vendor path. RentRedi’s built-in suite leans P&L / Schedule E; formal owner-funds statements sit on the optional REI Hub add-on. Avail gives CSV ledgers and 1099-K reconciliation help for rent you collect — not a published contractor 1099 suite.
What this page is (and is not)
- Is: a side-by-side of published owner/investor statement options, vendor/contractor spend totals for 1099 prep, whether the tool files 1099-NEC vs only exports totals, and free vs paid gates for RentRedi, TurboTenant, and Avail.
- Is not: tax advice, a substitute for Form 1099-NEC / 1099-K filing, a full trust-accounting / Buildium-class owner portal review, or a guarantee that “vendor totals” equal IRS-reportable amounts (payment method, entity type, and thresholds matter).
- Uncertainty rule: None of these three publish a “we e-file your contractor 1099s” claim we could verify. Avail has no published Owner Statement product. RentRedi native Accounting FAQ lists P&L + Schedule E, not Owner Statement — Owner Statement language appears on REI Hub / PM docs. Thresholds and who must file change; verify with a CPA.
Two jobs landlords mix up (read this first)
- 1099-K (income you received via a processor): Payment processors (e.g. Stripe / Propay on RentRedi; Avail’s payment rail) may issue a 1099-K when gross payments + transaction counts hit IRS thresholds. That is about rent you collected, not contractors you paid. Help docs for RentRedi and Avail walk 1099-K reconciliation — separate from 1099-NEC.
- 1099-NEC (payments you made to contractors): If you pay independent contractors for services in your rental trade/business and hit the annual threshold (commonly discussed as $600+ — confirm current IRS rules), you may need to issue Form 1099-NEC. DIY PMS tools may store vendor TIN/address and sum payments; they typically do not create, e-file, or mail the forms.
- Owner / investor statement: Period report for a co-owner, LLC partner, or (if you act as a small PM) an external owner — revenues, expenses, beginning/ending owner funds, distributions. Different from Schedule E (tax categories) and from a vendor report.
Feature snapshot (verify on vendor pages)
| Capability | RentRedi | TurboTenant | Avail |
|---|---|---|---|
| Owner / investor statement | Native Accounting Suite: P&L (property or portfolio), Income & Expenses, Schedule E — exportable. Formal Owner Statement (revenues/expenses + beginning/ending owner funds + distributions by sub-portfolio): documented on REI Hub PM help, not as a named report in the Jun 2026 Accounting FAQ | Paid Accounting only: Owner Statement filtered by date range + owner sub-portfolio — revenues/expenses for that owner’s properties, beginning Owner Funds balances, distribution amounts. Help explicitly: does not auto-send owner reports or provide an owner portal | No published “Owner Statement” product found. Practical stand-in: Accounting ledger filtered by rental + emailed CSV; Received Payments spreadsheet for income-side reconciliation |
| Who gets the statement / delivery | You (landlord) generate/export P&L or Schedule E PDF/spreadsheet and share. REI Hub: pull Owner Statement yourself; grant portfolio access to CPA/partner per REI Hub docs — not a tenant-style portal for investors | You generate Owner Statement / Net Income by Property; optional CPA read-only or full access on Accounting. No automatic email of owner statements per PM help | You download / email yourself the CSV; forward to co-owner or CPA. No investor portal statement cadence found |
| Vendor / contractor spend totals | Native suite: expenses by Schedule E category + property — no published Expenses by Vendor report in Accounting FAQ. Optional REI Hub: Vendor Tracking + Expenses by Vendor (same REI Hub stack as TT). Send Money (beta) can pay vendors — payment rail, not a 1099 report | Accounting: Enable Vendor Tracking; store name, address, email, phone, tax ID; book expenses to vendors; run Expenses By Vendor report (click into transaction detail). Free/manual path: no published vendor TIN + Expenses by Vendor stack | Maintenance ticket costs + manual expense lines sync into ledger; filter/export CSV. No published vendor master with TIN or “Expenses by Vendor” 1099 report |
| Issues / exports 1099-NEC? | No published claim that RentRedi or REI Hub creates, files, or sends 1099-NEC. REI Hub vendor totals = prep input. Processor may issue 1099-K for collected rent when thresholds met (separate form) | Explicit help + Q&A: Vendor Tracking helps you prep 1099s; system does not create, file, or send 1099s to vendors or the IRS. Hand totals to tax software / CPA / filing service | Education content explains landlord 1099-NEC duties; product path is export ledger / payment log for CPA — no published 1099-NEC generator. Processor 1099-K for rent collected when thresholds apply |
| Line items typical on owner-facing export | P&L / Income & Expenses: income and expense categories for selected property/date range; Schedule E-aligned summary. REI Hub Owner Statement: revenues, expenses, owner funds begin/end, distributions | Owner Statement: revenues + expenses across owner’s properties; Owner Funds beginning balance; distributions. Companion: Net Income by Property, Schedule E, Tax Packet (Accounting) | CSV columns for income/expense transactions (rent, late fees, maintenance costs, manual entries) — you build co-owner summary in spreadsheet if needed |
| Free vs paid gap | Accounting Suite (P&L / Schedule E): help FAQ (Jun 2026) says included for all landlords; older plan guides listed Growth/Pro — verify your plan. Formal Owner Statement + Vendor Tracking depth: treat as REI Hub add-on (published ~$25–$99/mo by unit band historically — confirm live) | Free/manual: expense CSV / Expenses Export — useful for CPA books, weak for owner-funds statements + vendor TIN totals. Accounting add-on paid (~$15–$85/mo by unit count published; every feature at every tier — confirm): Owner Statement + Vendor Tracking + Expenses by Vendor | Accounting tracker + CSV marketed free / no added cost on Unlimited. Plus (~$9/unit/mo) is not sold as the owner-statement or 1099 unlock. No paid “1099 module” found |
Sources (Sep 2026): TurboTenant help — Vendor Tracking; Using TurboTenant Accounting as a Property Manager; What is TurboTenant Accounting; turbotenant.com Accounting Features Q&A (“does not generate 1099 forms”). RentRedi help — Using REI Hub as a Property Manager (Owner Statement); Accounting FAQ; P&L / Income & Expenses / Schedule E guides; How to Report Income if You Didn’t Get a 1099-K; Send Money (vendor payout beta); REI Hub Product Support (Vendor Tracking). Avail — support income/expense tracking; Received Payment Reports (1099-K reconciliation); education “1099 Requirements for Landlords.” IRS — Reporting payments to independent contractors (1099-NEC overview). Re-verify report labels and plan badges in a live trial.
Worked example: 5 doors, two vendors, one co-owner (not tax advice)
Portfolio: duplex + 3 SFHs (5 doors). You self-manage. Sister owns 50% via LLC and wants a year-end owner packet. Vendors over the year: landscaper (~$2,400 check/ACH), plumber (~$900 ACH), and a credit-card paint store (~$1,100 — often not your 1099-NEC if the processor reports via 1099-K; ask your CPA). Goal: co-owner statement + vendor totals for 1099-NEC prep — not filing inside the PMS.
| Step | RentRedi | TurboTenant | Avail |
|---|---|---|---|
| 1. Keep books tagged all year | Expense hub: property + Schedule E category on every repair; bank feed Need Review cleared monthly | Free path: manual expenses with categories. Paid Accounting: enable Vendor Tracking; add landscaper/plumber with TIN from W-9; book every invoice to the vendor | Let rent + maintenance ticket costs auto-sync; add off-platform landscaper/plumber payments as manual expenses with notes naming the vendor |
| 2. Pull co-owner / investor packet | Without REI Hub: export portfolio + per-property P&L (and Schedule E) PDF/spreadsheet; explain distributions outside the report. With REI Hub: Owner Statement by sister’s sub-portfolio for the tax year | Accounting: Owner Statement → sister’s sub-portfolio + date range; export PDF/Excel; optional Net Income by Property. Free TT: build a simple P&L from Expenses Export + rent history in Excel | Accounting download → CSV; filter or split by rental in spreadsheet; write a one-page owner summary yourself (income − expenses − your noted distributions) |
| 3. Pull contractor 1099 prep | Native: pivot expense export / receipts by payee name in Excel — weak TIN storage story. REI Hub: Expenses by Vendor for landscaper + plumber totals; still file 1099-NEC elsewhere | Accounting: Expenses By Vendor → copy totals into tax software / CPA 1099 workflow. Explicitly does not generate the form | Sort CSV / bank exports by payee; total check/ACH to each contractor; collect W-9s outside Avail; CPA or filing service issues 1099-NEC |
| 4. What the CPA / you still do | Confirm who is the payer, payment method exclusions, entity types, and current IRS thresholds; e-file or paper-file 1099-NEC + any 1096; map LLC ownership for sister’s K-1 / Schedule E — PMS exports are prep only | Same — Vendor report is a workpaper, not a filed return. Owner Statement is not a substitute for partnership tax filings | Same — plus reconcile Avail 1099-K (if issued) to Received Payments report; do not confuse that with contractor 1099-NEC |
At 5 doors, TurboTenant Accounting is the published “Owner Statement + vendor TIN totals in one add-on” path. RentRedi covers strong Schedule E/P&L inside the subscription; add REI Hub when you need owner-funds statements or vendor reports. Avail stays cheapest for CSV handoff if you (or your CPA) are willing to build owner and vendor pivots in a spreadsheet.
Free vs paid: who should upgrade for statements / 1099 prep
- RentRedi: Stay on included Accounting Suite if you only need P&L / Schedule E for yourself and a CPA. Budget for REI Hub when a co-owner expects owner-funds + distributions statements or you want Vendor Tracking / Expenses by Vendor without living in Excel.
- TurboTenant: Free/manual is fine if your CPA accepts CSV expenses and you track contractor totals in a separate sheet. Upgrade to Accounting when you want Owner Statement by sub-portfolio, vendor TIN fields, and Expenses by Vendor — price scales with doors (published band ~$15–$85/mo; verify).
- Avail: Do not buy Plus “for owner statements or 1099s” — those are not the Plus pitch. Use free Unlimited exports + disciplined vendor naming in notes; pair with a CPA filing service if you issue several 1099-NECs.
Fit notes for 1–20 units
- Sole owner, CPA just wants books: Any of the three’s Schedule E / CSV paths (see Accounting & Schedule E) — owner statements are optional.
- Co-owner / small LLC wanting period statements with distributions: TurboTenant Accounting Owner Statement (or RentRedi + REI Hub) — Avail needs spreadsheet work.
- Several contractors near the 1099-NEC threshold: TurboTenant Accounting Vendor Tracking is the clearest published prep stack; otherwise spreadsheet + W-9 folder.
- Need the software to e-file 1099-NEC: None of these three — use tax software, a CPA, or a dedicated 1099 filing service.
- Need Buildium-class trust accounting, auto owner draws, and investor portals: honest gap — graduate tools or stay manual.
Related
- Bank reconciliation & deposit matching — monthly deposit matching before year-end totals
- Partial payments, credits & balance adjustments — short pays, landlord credits, ledger fixes
- Accounting & Schedule E — categories, bank sync, CSV/PDF exports (companion page)
- Section 8 / HAP payments — HAP vs tenant portion; offline recording; method labels
- Security deposits & move-out — held vs returned, deductions, ACH vs external refunds, free vs paid ledger depth
- Tenant notices & communication logs — late rent reminders, entry notices, portal history, export vs statutory proof
- Maintenance & work orders — repair costs that become vendor spend
- Lease & e-sign — get the lease stored before year-end packets
- Tenant payment fees (ACH, card, cash) — fee lines on books / 1099-K gross
- Switch checklist — export ledgers and vendor lists before you migrate
- RentRedi vs TurboTenant vs Avail — full criteria table
- Best PMS for 1–5 units — shortlist before you standardize statements
- Per-unit vs flat-rate break-even — subscription + Accounting add-on math
- Late fees & autopay — late-fee income on year-end exports
- Rent roll & occupancy — what each exports (CSV/PDF/email), free vs paid gates, cutover handoff
- Buying or selling with tenants in place: splitting records between seller and buyer when a rental changes owners
- Small Portfolio Desk home
Educational product research only — not tax, legal, or accounting advice. Form 1099-NEC / 1099-K / 1099-MISC rules, payment-method exclusions, entity types, ownership allocations, and filing deadlines are fact-specific. Verify every report label and plan gate in a live account; have a CPA or enrolled agent review owner packets and vendor totals before you file.