For property managers who close the month, not just track it
A property manager's month has a shape most landlord software ignores: sort the deposits, confirm the expenses, close out each owner — collected minus expenses minus your management fee — and send every owner a statement they won't argue with. LetsGoLandlord runs that sequence as one guided flow that ends in a PDF the owner actually receives, not a report buried in a menu.
Honest framing up front: managing other people's property is Buildium's home turf, and at hundreds of doors with trust accounting, it earns its price. We're the version sized for a solo broker-PM or a small shop — a handful of owner portfolios, real fee math, real statements, at a fraction of the cost and none of the setup weeks.
Month-end close, start to finish
From the first of the month, a dashboard checklist walks the just-ended month: sort that month's bank deposits (a review queue with auto-matching), confirm the expense suggestions from your bank feed, then close out each owner with one click. Every count on the checklist is derived live from the same queues the pages show — it can never disagree with your books.
Collected means matched payments only. A deposit nobody has attributed to a lease never funds a fee and never lands on an owner's statement — you're never paying an owner money that might not be theirs. Closing out freezes the numbers; the statement PDF emails per owner or in one batch.
Statements owners don't argue with
Each statement itemizes per property: every payment with its date, unit, and method; every expense with its category and vendor; and lines that sum to the totals to the penny — a residual line covers overflow months so the math always closes. A big-repair month that goes negative is shown honestly as owner-owes, never clamped to zero.
Figures are frozen at close. If the ledger changes afterward, the statement you already sent doesn't quietly rewrite itself — you void, re-close, and the corrected statement supersedes the old one, on the record.
Keeping owners' money apart
Bank feeds can be tagged to an owner: deposits arriving in one owner's account are never suggested against another owner's tenants, and a general operating feed never suggests an owner who has a dedicated feed. Co-owned properties are surfaced as 'split it manually' instead of silently divided by a guess about a partnership agreement we can't see.
Management fees are a percent of collected, per owner, cash basis — rent that was billed but never arrived earns you no fee, which is exactly what your owners expect.
What we honestly don't do
No trust/escrow accounting, no three-way bank reconciliation, no 1099 e-filing, no CAM reconciliation. If you hold client funds in a trust account under your state's broker rules and need escrow-grade accounting for them, you need Buildium or AppFolio — and we'd rather tell you that than sell you a compliance gap.
Frequently asked questions
Do you do trust accounting?
No. Trust accounting means ledgering client funds held in escrow with bank-level reconciliation — a regulatory requirement in many states when you hold other people's money. What we do instead: per-owner month-end close-outs on a cash basis, frozen owner statements, and bank-feed walls that keep owners' deposits from crossing. How you hold the funds stays between you, your bank, and your state's rules.
Can owners see their statements?
Owners get a free portal today with their properties' income and expense views. Statement PDFs are delivered by email (or by hand, tracked either way) — surfacing the frozen PDFs inside the portal is coming.
How do management fees work?
A percent of collected rent, set per owner, computed at close-out on a cash basis. No fee on billed-but-unpaid rent, and a portfolio with no fee configured says 'no fee set' rather than silently computing zero.
Can I run 100 doors on this?
The Portfolio plan covers 100 units and Scale covers 300, and the close flow doesn't care how many owners sit behind them. Past a few hundred doors with staff and trust-account requirements, the honest answer is that the big platforms earn their price — below that, you're mostly paying them for machinery you won't turn on.
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