All Forum Posts by: Demetri T.

 That is probably half of my question.  Right now I don't pay anything specifically for it (its my bookkeepers desktop version of quickbooks).   Trying to figure out how much I should pay.  Some of the entities will be fine paying $25 a month for the cheapest quickbooks online but a few of them are just SFRs that have one transaction in and 2 or three out and it feels like overkill to get a subscription for those ones.  

Our company has 16 properties within 10 LLCS. We have been using a desktop version of quickbooks and each entity had its own file. Generally there are not many transactions but each has its own bank account and some LLC's have multiple loans (for the different properties). This has worked well for a while but we are now looking into an online solution as we no longer work in the same building. I have to email and ask for reports from the bookkeeper now... its pretty cumbersome and feels like there should be a better solution.

It appears that quickbooks online will work best if we buy an individual license for each LLC (and those properties owner personally) This is a rather large expense for some minimal bookkeeping. I have a few options below- but was looking for some input.

Quickbooks Online- with "Classes"- option appears to be to try and do one account and run classes for each property. But I have read my reports might not work and I am not exactly sure how the multiple properties within one LLC thing will work...

Xero- same problem- multiple accounts seems to be how it is set up.

Sage- I have had some trouble getting to the sales department to see what they might have.

Appfolio- we have our own property management company that uses appfolio and we get our reports from appfolio- not sure how I could make it work for the "owner" side of this.

HELP- what else works?  I have an email out to my CPA and my bookkeeper seems worried about the reporting aspect of using classes in quickbooks online and seems to think the "only" way is multiple quickbooks online accounts. 

Gail give an excellent start.  The differences are several and the words you are using in your question aren't even all correct!  Its rather annoyingly complicated... 

There is a normal old "pet".  This is the kind you just have because you like a dog or a cat... etc.  This is the only one you should call any sort of "pet".

Then there is a "service animal" this is like a dog for a blind/disabled person.  

A "companion animal" is an animal that people can get because their doctor says it will help them.

I have some opinions I tried to keep out of this but each of the three require their own distinct method of working with and documenting in your leases and in your dealings with tenants.  I would look through your landlord form banks (however you get them- pay for them in these cases!) and find the right form "application" and the right form "agreement".  

it's not particularly exciting in my case.  She never complied with our rules for "companion animals" or "reasonable accommodation" but I decided to give her a no cause eviction instead of fighting her and giving her a way out (and preventing me from ever getting her out).  Ironically Oregon has several bills coming up that would prevent no cause eviction if they pass this sesion which made me act a little faster to use the no cause route.

 She actually didn't put up any fight and when I got the unit back I went in with a camera just in case but it was in pretty good shape- she got most of her deposit back even!  

If people have questions on this one I feel much better about directing you and there is a bunch of good info from the answers above.

Everyone's situation is different so I don't know if you will find a "right answer" here.  Here are some of my general thoughts.

The one thing that stands out to me right away is just that if you have an LLC but that LLC is not on the deed I am not sure what your LLC is doing! If you are trying to separate ownership of the property then chances are real good you need to have the property deeded to your LLC.

I would listen to your accountant who knows your situation!  As a lawyer I typically listen to my CPA for the set up of my properties because the taxable implications are most important to me.  For my own personal reason I do have separate LLCs own my properties but I manage and move them around however my CPA wants me to for my taxable benefit.

This is an area you probably don't want to get to cheap in.  I am an attorney and I let my CPA do a lot of that type of work for me.  Maybe shop around on price to make sure its the right price in your neck of the woods, keeping in mind that cheap sure does not mean better.  I can guarantee that the short term cost of having someone set you up right will well outweigh the long term cost of trying to fix it or just clean it up later.

I'm sure there are two pages worth of "get a new realtor" but I'll add to that vote.  At best he is lazy, at worst he is scamming you.

Thank you so much for all the input.  I am fairly certain I am frustrating this gal by not rolling over.  

She told me today that she is planning on being out in the next six months... how awesome would that be.

We haven't resolved the issue yet but I will let you know when we do.  

Interestingly, since she still hasn't submitted an application for "Reasonable Accommodation" nor signed my "Companion Animal Agreement" it seems to me like she is still in violation of her lease.  Here in Oregon I gave her a 10 day notice of violation and if she is still in violation for the "Pet" I can give her 10 day notice without the right to cure!

I am fairly certain I am asking a legal question- and ironically I am a lawyer (not in this area though!)... just wondering if someone can point me in the right direction or perhaps encountered this.

Just found one of my tenants has a cat (at least one) in violation of her lease.  I sent her the notice that she was in violation of her lease etc etc.  

Today she walks in my office, gives my assistant a note from her doctor that she needs an animal and turns away without saying anything to my assistant.

I am pretty annoyed at this but it seems like my hands may be tied and I will just have to accept this animal. She may no prior effort to comply or even ask about a cat.  She never completed my "Reasonable Accommodation" request form- and she hasn't been provided or completed my "Companion Pet" agreement that I have everyone sign. (I have other companion animals in the complex who filled out the forms etc which were annoying but they did it the right way.)  

Mostly I am ticked that she got caught and is just gaming the system to get her pet "legal".

I almost want to just give her her "No-Cause" notice and move on to someone else- but then I don't want to get in trouble for "retribution". 

A little less than a month ago my tenant gave me notice that they would be out by the 31st of this Month, it is now the 25th.  Today they let me know that their financing isn't going well and they need at least 7 more days and may be staying much longer if their financing for the new house falls apart.

The problems with this is that this is a tenant I inherited and haven't raised the rent up to market levels (but I did raise it on them).  The units are very popular in my college town and I have been able to get significantly increased rent and I actually just accepted and processed an application for new tenants to start on the 4th.  We did not enter into a new lease agreement yet with the "new tenants" but we have talked about move in dates and deposits and prorated stuff. I can figure out the new tenants- I have some storage on site at the worst and another place they can stay - but I dont think it will be an issue. 

What are my options with the "old" tenants?  I don't mind them staying those extra 7 days but I would really like the extra $200/m I was going to get with no turnover.  

I am not sure I got ahead of myself- I was just planning ahead- didnt expect this.