// software that stays explainable
A transparent operator system for small and family portfolios — rent, work orders, expenses, and owner statements you can actually defend. Built in the open as files you can inspect, not a black box.
Small property operators deserve the same clarity large firms get — without buying software built for a different species of business.
Family-owned and small multi-door portfolios that outgrew spreadsheets but don’t need enterprise bloat. Typically 5–30 doors; we accommodate portfolios up to ~150 when the model still fits. Built for operators who want to understand their own books.
Day-to-day PM at scale taught what must never break: rent reconciliation, defensible owner statements, work orders that trace to real units. The gap between Excel and opaque SaaS is where this lives.
Consulting and stewardship, not anonymous shrink-wrap. Cold-start setup, go-live training, optional hosting — with export rights and inspectable scripts always on the table. We start empty and go forward; no historical archaeology. Services & pricing →
The live operator system: hub menus, authorized
bin/run /
bin/runsql,
signed owner ledger, calendar rent invoicing, PDF statements with letterhead.
Updated continuously from the source of truth — not a multi-release maze.
Monthly INV-YYYYMM invoices, payment capture, late-fee rules, and automatic management-fee posts to the owner ledger.
Work orders and expenses tied to properties and units. Complete, bill to owner, keep the chain of custody intact.
Period activity by property — CSV, Markdown, PDF. Statements read owner_transactions only. What was not invoiced and collected (or WO-billed) in the system is not on the statement.
Menus only run what the manifest allows. SQL lives in files. Telemetry and admin tools for drift, audit, and PMO settings.
Scripts, queries, migrations, letterhead templates — portable across Linux hosts. Prefer secrets outside the repo; data exportable.
One live console, promoted from source control. No customer-facing version chooser — just the current books and menus that match them.
The kitchen-table artifacts — fictional data, labeled SAMPLE. Same shape as live owner packages: period activity from the ledger, by property, vacancy loss memo, and the ops twin (portfolio job sheet).
Q2 activity for a multi-door owner: net period summary, by-property fairness table, vacancy opportunity cost, monthly rollup, and line detail. Charges post only for completed & billed work orders; open work appears as pending estimates (memo, not in Net).
Ops briefing for the same owner: bill-to contact, properties, unit roster with tenants, open work with pending expected costs, and recent completed jobs that were billed on the statement.
Illustrative only — not real client data. Real packages use your letterhead and your books. Ask about a pilot month.
Same docs the operator wiki ships with — mission, features, workflows, schema notes. (Internal planning docs stay off the public site.)
Builder of Property Management Solutions — family property management in his bones, green terminal aesthetics in his soul.
He decided shell scripts, a real database, and obsessively clear ledgers were enough to run a serious portfolio system — then kept proving it. Domain depth comes from real Arizona-scale operations experience; the product sense comes from knowing what must reconcile on Monday morning.
Expect plain talk, careful books, and software meant to be stewarded by a person you can talk to — not a faceless app store listing.
“May your scripts be green and your bugs be few.”
// application access
Live menus run over HTTPS with HTTP basic authentication. Use the account your host administrator issued.