// fit
Good fit
Typically 5–30 doors; we accommodate portfolios up to ~150 when the model still fits. Family-owned or shared units. You want clear books from go-live and a human who understands rent reconciliation.
// services · scope · pricing
Clear work. Clear numbers. Human stewardship.
Software is the engine. The service is the product. We help small and family portfolios run rent, work orders, and owner statements from an agreed go-live month forward — not a multi-year dig through old spreadsheets.
Cold start, go forward. Books begin with no opening balances and no historical payment import. Owner statements show only activity invoiced and collected (or work-order billed) in this system. Final quotes depend on door count and how clean the current roster is — not how deep the archaeology runs. Nothing on this page is a formal contract until we confirm scope in writing.
01
Who this is for
Built from real Arizona-scale property management literacy — and aimed at portfolios that outgrew spreadsheets but don’t need enterprise bloat.
// want
What you want
Current doors and people loaded correctly. Rent invoices from go-live. Payments that hit the owner ledger. Work orders that bill cleanly. Statements you can defend. Backups you can point to.
// not
Not a fit (today)
Enterprise RFP buyers. Historical ledger reconstruction. Zero human involvement. Tenant marketplaces. Legal or CPA advice (we’re ops + tooling, not a firm).
02
How books start
We are operators and stewards — not hobby archaeologists. Solo capacity does not unearth multi-year pyramids buried in sand.
// in
What we load
- Owners (bill-to), properties, units
- Current tenants and active leases
- Current monthly rents and management fee %
- Letterhead and PMO settings
- Agreed go-live month as the first live cycle
// out
What we do not load
- Opening balances or “starting AR”
- Historical rent payments from old tools
- Multi-year ledgers to force a fake YTD
- Every old work order already settled offline
- Bank recon history as system truth
Statement rule: if it was not invoiced and collected (or billed via a work order) inside this application, it will not appear on the owner statement. Pre-go-live life stays in your existing Excel/PDF archive.
03
What we do
Three layers — project work to get you live, stewardship to keep you clean, and optional light hosting so the office stays online.
// A · project
Cold-start setup & go-live
Stand up a dedicated operator environment and load current structure only.
- Owners · properties · units · current tenants · leases
- Agree go-live month — first official INV- cycle
- Letterhead & fee settings; first rent cycle dry-run
- Empty books of balances (no history import)
// B · stewardship
Monthly close & support
The product people actually buy: a boring, repeatable close from go-live forward.
- Rent invoices (INV-) · payment capture · exceptions
- Work orders → expenses → bill owner
- Owner statements (CSV / MD / ASCII; PDF when environment allows)
- Email support (business days) with clear response expectations
- Annual recovery drill included (see continuity)
// C · continuity
Hosting, backup & recovery
Designed to keep a dedicated office online and recoverable — without rented opacity. Often bundled into stewardship. Exact backup cadence and export process are confirmed in written scope.
- Dedicated cloud environment (or a path toward operator-owned later, when agreed)
- Scheduled backups of your books (typically daily when hosting is configured) — intended to limit damage from a bad edit
- Offsite cold storage when fleet backup is active — reduces (does not eliminate) single-host loss risk
- Annual recovery drill with active stewardship (summary available on request)
- Export of your books on reasonable written request during an active engagement (see continuity)
03b
Continuity & access to your books
This is a small human practice, not a 24/7 platform and not a bank, escrow, CPA firm, or insurer. Marketing on this site describes how we design the work. Only a written scope or engagement note is binding for a particular customer.
// designed for
What we design for
- While hosting fees are current and the host is healthy, the operator environment is intended to remain reachable for day-to-day menu use
- The product is the office on that environment (menus + books), not a black-box account that exists only inside a vendor app
- Stewardship closes are intended to produce period owner packages (human-readable and CSV-style exports when the close is run) from in-system activity — you should keep local copies
- On reasonable written request during an active paid engagement, and at normal wind-down, we provide a database dump of your instance books plus closed-period packages we produced — operational portability, not a guaranteed one-click import into a named third-party product
// not promised
What this is not
- No uptime SLA, no multi-month same-day support guarantee, no pager / 24/7 coverage
- No warranty that an unsupervised host will stay healthy indefinitely, or that every failure mode is impossible
- No claim of legal “escrow,” insurance, fiduciary custody of funds, or CPA/attorney services
- Human unavailability may delay email support, exception coaching, recovery help, and new project work — the design goal is inconvenience, not a promise of zero impact
- If hosting is unpaid, credentials are shared carelessly, or you decline to retain packages, risk returns to you
// your duties · privacy
Your responsibilities & data handling (plain)
- Review before send. You (or your designated operator) remain responsible for reviewing invoices and owner packages before they go to owners or third parties.
- Keep copies. Period packages and any dumps we deliver should be stored under your control. Server-side files are not a substitute for your archive.
- Access control. Protect logins; do not share operator passwords in open email threads; tell us promptly if access may have been compromised.
- What we process. To run the office we process portfolio operations data you supply (owners, units, tenants, rents, work orders, ledger activity, contact details as entered). We do not sell that data. We use it to operate the system, produce packages, back up the instance, and support the engagement.
- Not a consumer privacy product. This is B2B ops tooling for your business records. Tenant/owner personal information is processed because you put it in the books for property operations — you remain responsible for how you collected it and what you send onward.
- Reliance hierarchy. If anything on this website conflicts with a written scope we both accepted, the written scope controls.
Nothing on this page is a formal contract, warranty, or service-level agreement until confirmed in writing for your engagement. Ranges and design descriptions are indicative. This summary is not legal advice to you or to us.
04
Scope boundaries
// included
In scope
- Operator console (menu-driven) for day-to-day PM
- Cold-start structure + go-live month
- Rent path: invoice → payment → owner ledger + management fee
- Work order money path to owner statements
- Owner activity statements for periods with system activity
- Scheduled backups + offsite vault when hosting/stewardship is configured as agreed in writing
- One annual recovery drill with active stewardship (best effort; not a pass/fail SLA)
- Email support, business days (Arizona time), typically 1–2 day response when the steward is available
- Reasonable export / dump assistance during an active engagement (see continuity)
// excluded
Out of scope
- Historical payment / balance reconstruction
- Opening balances or “starting AR” imports
- 24/7 on-call or emergency tenant dispatch
- Tenant mobile apps / marketplace listings
- Full accounting firm / tax filing / legal advice
- Enterprise RFP feature parity
- Support for unpaid “while we figure it out” forever
- Uptime SLA, fiduciary escrow of funds, or insurance products
- Guaranteed one-click migration into a named third-party SaaS
Support channel is email only for the standard engagement. Urgent production recovery is handled as best effort during business days — not a pager contract. Remedies for operational issues, when they exist, are practical (restore, correct posts, export) — not open-ended business-interruption damages — unless a signed engagement says otherwise.
05
Pricing
Services + software — not venture SaaS volume pricing. Ranges below are indicative starting points for family / small portfolios. We’ll quote a written number after a short discovery call.
Project
Cold-start setup & go-live
$1,500 – $5,000+
Depends on door count and how clean the current roster is (owners, units, tenants, rents). Not priced by how many years of history you wish someone would re-type.
Stewardship
Monthly support
$150 – $400/mo
Close help, statement QA, backups, light ops support from go-live forward. Designed for operators who want a human in the loop — not a ticket queue.
Continuity
Hosting / continuity
$5 – $19/mo
Keeps the dedicated environment online. Frequently included with monthly stewardship — shown separately so the continuity relationship stays visible. Not the main economics of the engagement.
// add-ons
Seasonal & special work
- Annual / tax-season package — owner packages built from live system activity for CPA handoff (quoted seasonally). Not a reconstruction of pre-go-live years.
- Ops cleanup (post go-live) — when something went wrong inside the system and needs a focused fix (project fee).
- Extra recovery drill — one annual recovery exercise is included with stewardship. Additional mid-year drills are quoted on request.
Engagement style: direct, human, accountable. You work with people who run properties. We design for exportable books and low lock-in — subject to the continuity section and your written scope, not as a blanket warranty.
06
How an engagement starts
- 15-minute discovery call What hurts (rent, statements, tools)? Door count? Current roster? Fit check for cold-start go-live.
- Written scope Go-live month, fees, exclusions (no history import), support expectations, backup/export notes. This is what governs if website copy and your deal ever differ.
- Stand up the office Dedicated environment, empty books, current structure, letterhead, first invoice cycle dry-run.
- Pilot close One clean monthly cycle from go-live — invoice · collect · bill WOs · statements · backup confirmation. Setup value is proven here, not by invoice alone.
- Operate Optional stewardship rhythm; period packages you should retain; export/dump assistance on reasonable written request during the engagement.