Tier 1 · Clean Books · $1,247/mo
Books you can hand a lender the same day they ask
For self-managing investors: up to 4 entities, 15 doors, 3 active projects. Reconciled by the 10th business day, fully reviewed and cleaned up by the 15th, 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?
- Your weekends go to categorizing transactions, and half of them end up wrong anyway
- Your flip costs sit in “Repairs & Maintenance,” hiding your real profit
- 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 10th business day
- 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
Compare: a part-time bookkeeper who doesn’t know real estate runs $45k+/year and still books your rehab as a repair. $15k/year gets a team that does this for investors all day.
Included allowances, posted add-on rates
The price includes real allowances sized so most clients never pay a dollar more. If you outgrow one, the rate is already public.
| Included in $1,247/mo | Need more? |
|---|---|
| Up to 4 entities | +$150/mo per entity |
| Up to 15 doors | +$150/mo per 5 doors |
| Up to 3 active projects | +$150/mo per project, drops automatically when the project closes |
| — | +$200/mo per PM or STR platform we reconcile (AppFolio, Buildium, Airbnb) |
Never metered: questions, calls, emails, lender packages. When your add-ons reach about $1,000/mo, Back Office doubles every allowance and adds AP and payroll for $750 more than you’d be paying. We raise it before you have to.
When you outgrow Clean Books
You hire your first employee, pass 75 vendor bills a month, add a 5th entity, or catch yourself asking “can you just pay this for me?” That’s Back Office at $2,997/mo: AP and payroll included, 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?
Flat quote after a 30-minute file review. Cleanup is a one-time project before monthly service starts. It never inflates your monthly price.
What if I outgrow it?
Allowances and add-on rates are published on the pricing page. When your add-ons approach the next tier’s price, we tell you to upgrade. You never discover a bigger bill on your own.
What’s the review cadence?
Quarterly email summary with flags and trends, plus a lender-ready financial package within 48 hours any time you ask. 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