Tier 1 · Clean Books · $1,247/mo base
Books you can hand a lender the same day they ask
For self-managing investors: rentals, a few flips a year, or wholesale, with no employees. $1,247/mo covers one entity and 200 transactions a month; each additional entity is +$147/mo. Reconciled by the 15th, final close by the 20th, without you touching QBO.
October close
delivered day 9| Elm St (SFR) | +$1,840 |
|---|---|
| Oak Ave (duplex) | +$2,210 |
| 5th St (4-unit) | −$430 ⚠ HVAC |
| Maple Ave flip | WIP $61,400 |
| Portfolio net | +$3,620 |
Sound familiar?
- Weekends go to categorizing transactions, and half of them end up wrong anyway
- Rehab money sits in “Repairs & Maintenance,” so you can’t see what a flip actually made
- Your LLCs owe each other money and nobody knows how much
- Every refi starts with two weeks of cleanup before the bank sees a number
What you get
- Per-property P&L via QBO class tracking, reconciled by the 15th
- Bank, credit card, and loan reconciliations. Every account, every month
- Flip/build costs capitalized to the project (WIP), not expensed
- Wholesale EMD tracking and assignment fee revenue by deal
- Security deposit liabilities separated from operating cash
- CapEx vs. repair classification applied consistently
- Inter-entity due-to/due-from reconciled monthly
- Year-end tax-ready package straight to your CPA
- Lender-ready financials in 48 hours, any time
One refi that closes without two weekends of cleanup pays for this. Compare a part-time bookkeeper who doesn’t know real estate: $45k+/year, and still books your rehab as a repair. This runs from $15k/year, with people who work investor files all day.
What the base price includes, and what you can add
One entity and 200 transactions a month come with the base price. Everything else you might want is on the menu below, priced in public. Questions, calls, emails, and the 48-hour lender package are never metered.
| Upgrade | Price | What it is |
|---|---|---|
| Additional active entity | +$147/mo per entity | Each entity is its own set of books. Dormant entities (no transactions, no payroll) are never billed. |
| More volume | +$147/mo per 100 transactions | Above the transactions included in your tier. Reviewed quarterly against actual volume and moved up or down. |
| PM or STR platform reconciliation | +$197/mo per platform | AppFolio, Buildium, Airbnb, VRBO. We reconcile the platform ledger to your books. |
| Monthly review call | +$347/mo | 45 minutes with David walking the numbers, every month instead of a quarterly summary. |
| Direct line | +$397/mo | A private Slack channel, same-business-day response, and a named lead who knows your file. |
| Lender or capital package rush | $247 per package | 24-hour turnaround. The standard 48-hour package stays included and unmetered. |
When your upgrades reach about $875/mo, Back Office gives you AP, payroll, and a monthly call for $2,997. We point that out before you work it out yourself.
When you outgrow Clean Books
You hire your first employee, vendor bills start eating your week, or you catch yourself asking “can you just pay this for me?” Back Office at $2,997/mo takes AP and payroll off your desk. You approve, we run it.
Under 8 doors or just getting started? Ask about Books Rescue: a one-time cleanup plus quarterly close, built to graduate you into Clean Books.
Clean Books questions
Do you do taxes?
No. We deliver tax-ready books to your CPA, and that boundary is why CPAs refer to us. Where an accounting call has tax consequences (capitalization policy, entity allocations), we flag it and follow your CPA’s direction.
My books are a disaster. How bad is cleanup?
A 30-minute file review gets you a flat quote. Cleanup is a one-time project before monthly service starts. It never inflates your monthly price.
What if I outgrow it?
The upgrade menu is below, and on the pricing page. You move up when you hire your first employee, or when your upgrades stack up to a real share of Back Office. We tell you when that lands. You never discover a bigger bill on your own.
How many entities can I have?
As many as you run. The base price covers one; each additional active entity is +$147/mo. Dormant entities (no transactions, no payroll) are never billed.
What’s the review cadence?
A quarterly email summary with flags and trends. Ask for a lender-ready package any time and it comes back within 48 hours. Questions between closes are never metered.
Is Clean Books your tier?
Book the 30-minute fit call. We’ll tell you on the call if your books need rescue first, and what that costs.
Book a fit call