I manage several hundred apartment complexes. They are small. The complexes want me to help them make websites. I do not want to customize a website for each. I have seen places that have free templates where you can make your own website. I would love to know how to give that power to my customers. Does anyone know software that can show templates, let them add their own text and pictures and then post the template in html I think it can be done in flash but I need help knowing my options. Thank you in advance

You don't want or need flash. What you DO need is a content management system, and there are tons of them with many options.

options like what?

Like choosing templates that you provide that work within the CMS.

checkout hotscripts.com - lots of content management systems and scripts on there which will suit your needs.