Three plans, priced on what you actually own.

Plans start at $495 a month for a single entity, scaling to $895 for 2 entities and $1,695 for 3 or 4 entities. Pricing is based on entity count, with monthly transaction and account limits, not a per-property or per-unit rate, because entity structure and transaction volume drive most of the actual work.

Yes. Every plan includes property-level P&L, not just entity-level financials, so you can see which doors are performing and which are dragging the portfolio.

Real estate books have to handle capex vs. repair classification, owner draws vs. distributions, security deposit liabilities, depreciation schedules, and multi-entity allocation. Those are the categories generic bookkeepers routinely get wrong. We build the chart of accounts around Schedule E from day one.

Yes. Plans are structured by entity count: one entity on Foundation, two on Portfolio, three or four on Portfolio Plus. Past four, additional entities are $235 a month each. Above eight entities or forty doors we quote individually, because at that size the work stops scaling in straight lines. Each entity keeps clean, separate books that still roll up to a portfolio view.

Yes. Cleanup starts with our $350 Books Check, a written review of your books. The $350 is credited once: toward your first month's fee if you start a plan within 30 days after the report, or toward cleanup if you go ahead within the same 30 days, never both. Cleanup is a fixed fee starting at $1,500, depending on how far behind things are. We quote it from the Books Check findings, never blind.

We are not a CPA firm and don't provide tax filing or attest services. We prepare clean, tax-ready books that your CPA can use directly.

1099 season prep is available as an add-on at $40 per vendor, $350 minimum, covering vendor identification, W-9 collection, and filing prep for contractors paid above the IRS reporting threshold. That threshold is $2,000 for payments made in 2026, up from $600 in 2025, and is indexed annually from 2027. We collect W-9s when a vendor is first set up, not in a panic in January. 1099 season is included at Portfolio Plus.

Close timing depends on plan. Foundation closes by business day 15 with an annual 30-minute review call, Portfolio by BD10 with a quarterly call, and Portfolio Plus by BD7 with a monthly call.

Book a free discovery call through our Appointments page. We'll walk through your entities and portfolio, confirm the right plan, and get you a quote. No obligation.

Entities first. Your entity count sets the plan: one starts at Foundation, two at Portfolio, three or four at Portfolio Plus. You can always choose a larger plan for the earlier close or the extra reporting. What you can't do is bolt entities onto a smaller plan to reach a larger one's scope, because the close date and the review cadence are the thing you'd actually be buying. Transaction volume and connected accounts are the secondary check, and if you run consistently above your plan's count we'll raise it before it changes anything. If you're between two plans we'll tell you which one to start on, and it's usually the smaller one.

Nothing, until you cross a published limit. We do not charge per property or per unit; plans are set by entities, with monthly transaction and account limits, so another building inside those limits costs nothing extra. A new entity is the different case: it moves you to the plan that covers it rather than being added to the one you're on, and above Portfolio Plus additional entities are $235 a month each. We watch the limits so you don't have to, and we raise it as a conversation before it becomes a number.

A door is one rentable unit: a separately leased apartment or house, each side of a duplex, a separately leased commercial suite, or a leased lot. A quadplex is one property and four doors. We use doors only to size very large portfolios: above 40 doors, or 8 entities, we quote individually.

No, and that's deliberate. Tax season is exactly when monthly close work gets abandoned, so we stay out of it entirely. What you get instead is a year-end package your preparer can file straight from: financials, GL export, reconciliation PDFs, a fixed-asset schedule, an open-items memo, and a cover letter written for them. If you need a preparer, we work alongside several.

No. We work in the accounting software you already use. On your first call we confirm your setup can give you a profit and loss by property. If it cannot, we tell you plainly what would need to change, and any change is your decision. We do not take on spreadsheet-only books yet.

For scheduled calls, absolutely. Every plan includes them. Day to day we work by email and reply in writing. It isn't that we're hard to reach; it's that a bookkeeper who takes every call as it comes is a bookkeeper whose closes slip.

By 5% at each annual renewal, written into the engagement letter from day one so it's never a surprise. Beyond that, the only thing that changes your fee is your portfolio crossing a limit, and you'll agree to that before it takes effect.

Software drafts, a person decides. Rules and deterministic logic run first; automation proposes categorizations with a confidence score and a rationale; a human clears that queue every week. Nothing posts to your general ledger above a materiality threshold, and nothing reaches you containing numbers or scope, without being reviewed. Every number in a report you receive is computed by script before anyone writes a sentence about it.

You invite JNM to your accounting file with the lowest access that works, and JNM prepares entries for your review. You can remove that access at any time. Please do not email logins or statements.