Property Managers..need your opinion please (apartments, lease, monthly fee, paying)

[BMiami]

Can anyone recommend a Property Management Software for a small Property Management Company in Miami? I am really not interested in paying a monthly fee for online services. Im looking for lease managment m, rent roll, one that can also do pro-rations on rent for Single family homes and condo-apartments, etc. I would appreciate your thoughts and advice on which ones you think are good and why.
Thanks soo much!

[EricBoyd]

A lot of larger PM companies use Promas. I just recently started using Buildium, but it's an online service with monthly charges. The monthly fee structure worked best for us, since we're still growing, and Buildium offers very competitive, tiered pricing schedule. I demo'd Promas and was extremely confused, as it's a big program.

If you're not a member of your local assocation of PM's, I'd suggest looking into that for other ideas. Also, check out FARPM and NARPM.