Every Property.
Every Owner.
Every Dollar Accounted For.
Whether you manage commercial properties, residential rental portfolios, or short-term vacation rentals — we speak your language and know your numbers.
Which Type of Property Do You Manage?
Select your property type to see the specific challenges and solutions that apply to you.
Commercial Property Management Accounting
CAM reconciliations, lease accounting, and owner reporting that keeps your investors informed and your properties profitable.
What Keeps You Up at Night
CAM Reconciliation Chaos
Common Area Maintenance reconciliations are time-consuming and error-prone — tenants dispute charges and owners don't trust the numbers.
Lease Accounting Complexity
Multiple leases with different terms, escalation clauses, tenant improvement allowances, and percentage rent provisions create accounting headaches.
Owner Reporting Gaps
Property owners expect clear monthly reports showing net operating income, vacancy rates, and capital expenditure tracking — but producing them is manual and slow.
Vendor & Contractor Management
Tracking maintenance contracts, 1099 compliance for contractors, and capital vs. expense decisions creates ongoing complexity.
Multi-Entity Structures
Each property in a separate LLC means managing multiple sets of books, intercompany transactions, and consolidated reporting for the portfolio owner.
Cash Flow Forecasting
Vacancy fluctuations, lease renewals, and capital improvement timing make cash flow unpredictable without a proper forecasting system.
What Are You Trying to Solve?
We work with property managers at every stage — not just the ones trying to grow.
Grow the Portfolio
You want to add more properties, take on more owners, or expand into new markets. We build the financial infrastructure to support that growth.
Run It Better
You're not trying to be bigger — you want cleaner books, faster owner reporting, and less time spent on accounting. That's a completely valid goal.
Protect What You've Built
Trust account compliance, tax exposure, and entity structure risk keep you up at night. We help you protect the portfolio you've worked hard to build.
What We Do For You
The Transformation
Software We Work With
We integrate with the tools you already use — no switching required.
We Know What Your Lender Is Looking For
Our founder Carrie spent years in commercial lending — reviewing credit spreads, analyzing debt service coverage ratios, and structuring SBA participation loans, commercial lines of credit, and investment property financing. She's sat on the other side of the desk and reviewed property managers' financials the way a bank does.
When you need to refinance a property, secure a line of credit for capital improvements, or bring on an equity partner, we don't just hand you clean financials — we help you present them the way a lender thinks. That means understanding your DSCR, knowing what a bank will flag, and making sure your package tells the right story before you walk in the door.
Most property managers walk into a bank meeting hoping for the best. Our clients walk in knowing exactly what the lender is going to ask — because we've already prepared the answers.
What We've Done for Property Managers
Real outcomes from real property management businesses — not projections.
PM Company — 120 Units, Montana
Rebuilt trust accounting from scratch after a state audit flagged commingled funds. Implemented separate ledgers per owner, reconciled 18 months of transactions, and passed the follow-up audit.
Vacation Rental Portfolio — $1.8M
Restructured short-term rental entity, applied cost segregation on two properties, and corrected lodging tax filings across 3 states. Net tax reduction of $28K in year one.
Mixed-Use PM — $3.4M, Idaho
Transitioned from owner-managed books to a full controller engagement. Built owner reporting packages, automated monthly distributions, and created a dashboard for occupancy vs. revenue tracking.
What Property Managers Say
“We failed a trust accounting audit and thought we were done. 406 rebuilt everything in 60 days and we passed the follow-up. I don't know what we would have done without them.”
“They understand short-term rentals in a way no other accountant we've worked with does. Lodging tax, cost segregation, owner distributions — they handle all of it.”
Common Questions
Ready to Get Your Properties' Books in Order?
Whether you manage one commercial building or a portfolio of 200 rental units, we have the expertise to handle your accounting.
Serving property managers across Montana and the Mountain West.