Bookkeeping
Forward an invoice, text a receipt photo, or let a dispatch bill itself — costs land on the right unit without data entry. Schedule E categories. Year-end CSV export.Rent collection is optional and never runs through us — but what you were paid still belongs in your books.
Forwarded invoices
1 needs an answer- Phoenix Plumbing ProsMatched an open jobinvoice-4821.pdf$350.00Repairs
You didn't say. Mike was dispatched to Maple St · Unit A for Maria's flood at 2:41pm today — invoice vendor, service address, and date all match that job.
Filed to Maple St Duplex · Unit A(97% confidence)
- The Home DepotYou said sohd-receipt-w7734.pdfyou wrote: “East Side”$42.50Supplies
You typed "East Side" in the forward. Single-unit property, so the unit was unambiguous.
Filed to East Side House · Main(100% confidence)
- Sonoran Pest ControlAsked yousonoran-q2-invoice.pdf$95.00Cleaning & maintenance
Address matches Maple St Duplex, but it has two units and there's no open job for this vendor. Guessing could put it on the wrong tenant's ledger — so we asked instead.
Reply with:Unit AUnit BBoth (split 50/50)Property-wide
By unit
Not by property — by unit. Every cost below was filed automatically from the conversation it started in. Property-wide costs like taxes and insurance are excluded, because splitting them across units would be a guess.
| Unit | Spent | Collected | Net |
|---|---|---|---|
Main Downtown Loft | $0.00 | $4300.00 | $4300.00 |
By category
- Insurance$675.00
- Other$300.00
- Cleaning & maintenance$180.00
- Advertising$29.00
By property
- Downtown Loft$1184.00
Schedule E, Part I — as it stands today
Nobody categorised any of this at year end. It filed itself as it happened.
| 3 | Rents received | $4300.00 |
| 5 | Advertising | $29.00 |
| 7 | Cleaning & maintenance | $180.00 |
| 9 | Insurance | $675.00 |
| 19 | Other | $300.00 |
| 20 | Total expenses | $1184.00 |
| 21 | Income or loss | $3116.00 |
Line 18, depreciation, is blank on purpose. It depends on your basis and placed-in-service date, which live with your accountant, not in your text messages.
Deposits you are holding are not on this form. They are a liability until the day you keep one — then that amount becomes income, in that year.
We organise and categorise. We are not tax advice and we do not file.
Income · 2
$4300.00| Date | Unit | From | Kind | How | Amount |
|---|---|---|---|---|---|
| 2026-05-01 | Main Downtown Loft | Brandon Lee | Rent | Stripe link | $2150.00 |
| 2026-04-01 | Main Downtown Loft | Brandon Lee | Rent | Stripe link | $2150.00 |
Deposits are not listed here — they are a balance you owe back, shown above. Advance rent is, because last month's rent collected up front is income the day it arrives.
Expenses · 4
$1184.00| Date | Property | Category | Vendor | Description | Linked to | Amount |
|---|---|---|---|---|---|---|
| 2026-05-01 | Downtown Loft Property-wide | Other Schedule E line 19 | Downtown Loft HOA | May HOA dues | $300.00 | |
| 2026-04-22 | Downtown Loft Property-wide | Cleaning & maintenance Schedule E line 7 | Sparkle Cleaning Service | Common-area deep clean | $180.00 | |
| 2026-04-18 | Downtown Loft Property-wide | Advertising Schedule E line 5 | Zillow | Premium listing — Loft, upcoming turnover | $29.00 | |
| 2026-04-15 | Downtown Loft Property-wide | Insurance Schedule E line 9 | State Farm | Q2 landlord policy renewal | $675.00 |