Every rental property runs on details that live in somebody's head, a filing cabinet and four different inboxes. We collect all of it into one place - every unit, every procedure, every vendor, every lease, plus a working pro forma - and turn it into something you can simply ask questions of. Whether you manage a hundred doors or own one fourplex, you stop hunting for answers.
Ask most owners what the water heater in unit 4 is, when it went in, who installed it and whether it is still under warranty, and the honest answer is a phone call to a plumber and a guess. Ask what the property actually nets after a realistic vacancy and turn assumption, and the honest answer is a spreadsheet somebody built two years ago.
Neither of those is a competence problem. It is that nobody is paid to sit down and assemble it, so it never gets assembled - until a refinance, an insurance claim, a dispute or a sale forces the issue, usually on somebody else's deadline. That is the job we take.
Setup is one-time and covers the legwork: collecting your records, identifying what is missing, and building the property record, the written procedures and the pro forma. The monthly keeps it current and keeps the assistant answering.
Per month + $750 one-time setup • one property, up to 12 doors
Per month + $1,500 one-time setup • up to 5 properties or 60 doors
Per month + setup from $3,000 • unlimited properties, scoped after a call
Starting prices. Final pricing depends on scope, and you always get a written quote before anything is billed. See all pricing.
We are not handing you software to fill in. We do the collecting - from your leases, your invoices, your statements and software exports, your vendors, your old email and a walkthrough of the property. We identify what is missing and we go get it.
Then we structure all of it so that both your team and an AI assistant can read it correctly, and we keep it current month over month. Your part is answering our questions during the build, and then asking your own for as long as you own the property.
We do not hold funds, sign leases, show units, serve notices or act as your agent. We are not licensed property managers, real estate brokers, attorneys, CPAs or investment advisors, and nothing we build replaces one. The management decisions stay yours.
We also make no promises about outcomes - not occupancy, not rent levels, not expense reductions, not lease-up speed, not a sale price. A pro forma is a model built from your numbers and clearly labeled assumptions. It is not a forecast we stand behind as a result, and anyone who tells you otherwise is selling you something.
What you own or manage, how many doors, what systems you already use, and what you are tired of not being able to find.
You give us access to what exists - leases, invoices, statements, vendor contacts, insurance, whatever is in the drawer. We work from your material, not a blank form.
Missing serial numbers, unrecorded warranties, undocumented procedures, expenses nobody has categorized. We list them and we chase them down.
Property, units, procedures, vendors, documents and a pro forma built from your actual numbers. You review and approve all of it before anything goes live.
Questions answered straight from the record, tenant and prospect messages handled around the clock, and anything needing a person routed to a person.
Monthly updates as leases turn, rents change, work gets done and vendors change - plus your owner reporting and efficiency review.
No. We work alongside whatever you already use - AppFolio, Buildium, Rent Manager, a spreadsheet, or nothing at all. We read from what you have. We do not ask you to migrate.
That is the normal starting point, and it is the reason there is a setup fee. Sorting out incomplete, scattered and out-of-date records is the work. You do not need to tidy up before calling us.
You do. It is your property information, your procedures and your numbers. If you stop working with us we hand it over in a usable, portable format. Nothing is held hostage.
No. It is a financial model of your property built from your own numbers and clearly labeled assumptions, and we will always tell you which figures came from you and which are estimates. We are not licensed advisors and we do not tell you whether to buy, sell or hold. Talk to your CPA or your advisor for that.
You decide what it handles. It answers routine questions from your property record and takes in maintenance and showing requests. Anything that would commit you - an approval, a concession, a dollar figure, a legal notice - goes to a person first, and you can see every conversation.
No. We build and maintain the information layer and handle the marketing and communication side. We do not hold funds, sign leases or act as your agent, and we are not a licensed property manager.