Manage your properties. Smarter.
Track REP hours with AI, analyze multifamily deals in seconds, and never miss a maintenance deadline — all in one place.
No credit card required • Free plan available for every feature
Four tools. One platform.
Everything rental property owners need — from daily operations to tax time to deal analysis.
Prove your REP status without the spreadsheet
Log hours in natural language. AI categorizes, tracks, and exports audit-ready records.
Natural language logging
Type or speak your activities. AI extracts time, date, property, and category automatically.
Voice input
Hands-free logging while driving between properties. Speak and REPSAgent processes it instantly.
750-hour dashboard
Real-time progress toward the REP threshold and material participation tests at a glance.
Audit-ready records
Timestamped, categorized entries aligned with IRS passive activity rules.
Excel & CSV export
Clean exports in the format your CPA or tax software expects. Ready at tax time.
Instant categorization
Activities mapped to IRS-recognized categories: development, acquisition, management, and more.
Underwrite deals in seconds, not hours
Upload an operating memorandum and get AI-powered financial analysis instantly.
Upload any OM
PDF or text. AI extracts income lines, expenses, unit mix, and property details.
10-year projections
Interactive cash flow projections with configurable growth rates and exit assumptions.
Loan modeling
Model multiple loan scenarios — interest-only, amortizing, balloons — with DSCR tracking.
Compare properties
Save unlimited analyses and compare deals side by side with key metrics.
Never miss a maintenance deadline
Track recurring service schedules across every property and unit in your portfolio.
Pre-filled common items
HVAC, water heater, roof, smoke detectors, plumbing, gutters — add with one click.
Status alerts
Color-coded dashboard: red for overdue, amber for due soon, green for on schedule.
Per-unit tracking
Assign items to specific units for multifamily. Filter by unit to see exactly what's due.
Cost tracking
Log service dates, notes, and costs. Audit-ready records for tax deductions and insurance.
Plan and track renovations from start to finish
Kanban-style project board with drag-and-drop, per-unit task assignment, and AI-powered bulk import.
Kanban board
Drag tasks through To Do → In Progress → Validate → Complete. Visual progress at a glance.
AI bulk import
Describe the work in plain English. AI parses it into categorized tasks assigned to the right units.
12 trade categories
Plumbing, electrical, HVAC, flooring, painting, roofing, appliances, carpentry, drywall, and more.
Per-unit scope
Assign tasks to specific units or the whole property. Filter views by unit to focus your crew.
Log hours in seconds
Log your real estate activities
Just type what you worked on.
Analyze any multifamily property in seconds
Upload an operating memorandum and get instant AI-powered financial analysis — NOI breakdown, cap rate, 10-year cash flow projections, and loan modeling.
- Upload any operating memorandum
- AI extracts NOI, cap rate, income & expenses
- Interactive 10-year projections with loan modeling
- Save and compare multiple properties
Free account · No credit card required
Drop your OM here
PDF or text file · Up to 10 MB
See how it works →Never miss a maintenance deadline again
Track recurring maintenance across your entire portfolio. Set cadences once and get instant visibility into what's overdue, what's coming up, and what's on schedule — for every property and every unit.
- Pre-filled items: HVAC, water heater, roof, smoke detectors, and more
- Color-coded alerts: overdue, upcoming, and current
- Per-unit tracking for multifamily properties
- Log service dates, notes, and costs for audit-ready records
1 property free · Unlimited with Pro
Overdue by 23 days
Due in 12 days
Due in 147 days
Due in 284 days
Live dashboard — updates as you log services
How it works
One platform for your entire rental portfolio — set up in minutes.
Sign up & add properties
Create a free account and add your rental properties. Multi-family? Configure unit labels for per-unit tracking.
Set up your tools
Choose what you need: AI hour logging for REP status, deal analysis for acquisitions, maintenance tracking for operations — or all three.
Work from one dashboard
Log hours in plain English, upload an OM for instant analysis, or check which properties have overdue maintenance — all in one place.
Export when it counts
At tax time, export audit-ready hour logs. For deals, share analyses with partners. For insurance, pull maintenance records.
Simple, honest pricing
Start free. Upgrade when you need more.
Free
Try every feature at no cost.
- REP Hour Logging
- 1 property — log hours via AI chat or voice
- 100 activity entries with date, task, and hours
- Excel export for tax documentation
- Multifamily Analyzer
- 1 deal analysis — upload an OM and get NOI, cap rate, and unit mix breakdown
- Maintenance Tracker
- 1 property — track HVAC, water heater, roof, and more with overdue alerts
- Renovation Planner
- 1 project — kanban board with trade categories and per-unit task tracking
Pro
Unlimited everything.
- REP Hour Logging
- Unlimited properties and activity entries
- AI natural language logging + voice input
- Excel & CSV export for tax and audit prep
- Multifamily Analyzer
- Unlimited deal analyses — OM upload, NOI, cap rate, unit mix
- Maintenance Tracker
- Unlimited properties with per-unit tracking
- Custom cadences, service history, and cost logging
- Renovation Planner
- Unlimited projects with drag-and-drop kanban
- AI bulk import — paste notes, get structured tasks
- 12 trade categories + per-unit task assignment
- Support
- Priority support
Resources
Real Estate Tax Strategy Guides
Everything you need to understand REP status, the short-term rental loophole, and how to keep records that hold up at audit.
Multifamily Analysis
How to Read a Multifamily Operating Memorandum
What's in an OM, how to extract NOI and cap rate, red flags to watch for, and what to verify before making an offer.
Read →
Multifamily Analysis
Cap Rate Explained for Multifamily Investors
Cap rate formula, market benchmarks by property class, cap rate compression, and why cap rate alone can mislead you.
Read →
Multifamily Analysis
How to Calculate NOI for a Multifamily Property
The NOI formula step by step — gross scheduled rent, vacancy, other income, expense categories, and how to verify broker figures.
Read →
Multifamily Analysis
Multifamily Underwriting Checklist
Complete checklist covering OM review, T12 verification, expense ratios, DSCR, loan modeling, and 10-year hold analysis.
Read →
Tax Strategy
How to Qualify as a Real Estate Professional
The 750-hour test, the 50% test, material participation rules, and how to document your hours to survive an audit.
Read →
Tax Strategy
The Short-Term Rental Tax Loophole Explained
Airbnb and VRBO hosts can unlock rental losses without REP status — if the average stay is 7 days or less and you materially participate.
Read →
Tax Strategy
Rental Property Tax Deductions: The Complete Guide
Depreciation, repairs, mortgage interest, travel, and more — plus why most deductions are worthless unless you can use the losses.
Read →
Tax Strategy
Bonus Depreciation + REP Status
Cost segregation studies accelerate depreciation into year one. REP status is what lets those losses offset your W-2 income.
Read →
Audit Defense
IRS Audit of REP Status: What to Expect
Why REP status is a known audit trigger, what examiners ask for, and how contemporaneous logs determine the outcome.
Read →
Tools & Planning
Are You On Pace for 750 Hours?
A week-by-week pace table showing how many hours you need logged by now to hit the 750-hour threshold by December.
Read →
One platform. Every property task covered.
REP hours, deal analysis, maintenance schedules — stop juggling spreadsheets and start managing from one dashboard.
Create your free accountFree to start • No credit card required