Sarah Mitchell RESIDENT VIP
← All contacts · Winter Texans segment · customer since 2024
Identity
Rig & vehicles
Household & pets
Preferences & consent
Custom fields
ACTIVITY MESSAGES DOCUMENTS
- Jul 1💳 Autopay $698.20 — July rent + water · ledger
- Jun 28🔧 Meter read — 425 gal · bills Aug 1
- Jun 4📞 AI Front Desk: guest passes for the 4th — resolved · summary
- May 12📄 Lease renewed through May 2027 (e-signed)
- Apr 30⭐ Review ask → 3/5 privately → routed to Amy → resolved (wifi) → 5★ public ✓
- Mar 2✉️ Broadcast: laundry closure — opened
- 2024🏕️ 3 weekend stays → seasonal lead → waitlist → resident
- Jun 4SMS "can my sister park overnight fri?" → Amy: "Yes — guest pass at the office 👍"
- May 10Email Renewal offer → opened → signed in 2 days
- PDFLease 2026–27 (e-signed May 12) · view
- PDFRig insurance · exp Dec 2026 CHASE AT 30D
Current lease
Lot 14 · $650/mo · thru May 2027
Deposit $500 held · open ledger →
Open items
Emma's contact info — nudge running
Insurance renewal — chase starts Nov 1
Upcoming
Aug 1 — rent + water autopay (~$698)
May '27 — scheduled increase to $675 (notice auto-sends)
Stays
Resident since Jun 2025 · 3 transient stays 2024 · history
Marketing
Segments: Winter Texans · VIP
Last campaign: opened “Winter spots” Jun 2
Message Sarah
Via: Email + SMS ▾ · Template: none ▾
Sends as Sunset Pines; threads on this timeline.
Send Cancel
Pipelines Seasonal & long-term ▾ + Add lead
CARD VIEW LIST VIEW · filters: 50-AMP MONTHLY MINE THIS WEEK
Inquiry (4)
Contacted (3)
view quote
Waitlist (3)
Notify next
Offered (1)
| Lead | Stage | Wants | Source | Age | Owner | Next step |
|---|---|---|---|---|---|---|
| K. Dunn | Inquiry | monthly · 32' fifth | voicemail | 2h | Amy | call back |
| T. Brooks | Waitlist #1 | 50-amp pull-thru | web | 21d | — | offer expires 48h |
| R. & L. Chen | Offered | Lot 22 long-term | referral | 4d | Amy | decision |
| P. Nguyen | Contacted | seasonal | phone (AI) | 6d | Ravi | rig photos |
Other pipelines: Group Sales (2 active) · MH Applications · each pipeline has its own stages, both views, same leads database.
Lead — Kathy Dunn INQUIRY
| Contact | Kathy Dunn · (830) 555-0141 |
| Pipeline / stage | Seasonal & long-term ▾ · Inquiry ▾ |
| Type | Monthly ▾ |
| Wants | · · pull-thru ☑ |
| Rig year | QUALIFIES |
| Budget | |
| Source | Voicemail (auto) LOCKED |
| Owner | Amy ▾ |
| Next step | |
| Lost reason | — (set on Lost only: price / availability / rig age / other) |
Save → Contacted Close
New lead
Name · Phone
Pipeline: Seasonal & long-term ▾ · Source: phone ▾ · Wants:
Create Cancel
Intake queue 3 WAITING
Voicemails, unparsed emails, walk-in notes — cleared daily, nothing dies in an inbox
“Hi, this is Kathy Dunn, we're looking for a monthly spot starting next week, 32-foot fifth wheel… 830-555-0141.”
Create lead → monthly Not a leadFwd: “rates?? for winter also do u have propane” — no dates, no rig. AI drafted a reply asking for both.
Create lead + send draft Edit draftFront desk note: older couple, Montana plates, asked about pull-thru monthly for Aug–Oct. Left before giving contact info — said they'd come back Monday.
Set Monday reminderAI-drafted reply
Hi! Winter monthly rates start at $650 + metered electric. We do have propane on site. What dates are you thinking, and what are you towing? — Sunset Pines
Send Close
Rent Roll ⬇ Export
ALL 28 PAST DUE AUTOPAY OFF EXPIRING
| Resident | Lot | Rent | Balance | Next bill | Autopay | Lease thru | Status |
|---|---|---|---|---|---|---|---|
| Sarah Mitchell | 14 | $650 | $0.00 | Aug 1 | ON | May '27 | CURRENT |
| Dale & Karen Hobbs | 3 | $625 | $0.00 | Aug 1 | ON | M2M | CURRENT |
| Miguel Torres | 22 | $650 | $1,389.40 | Aug 1 | OFF | M2M | 62 DAYS |
| Bev Lindqvist | 8 | $675 | $48.20 | Aug 1 | ON | Jan '27 | UTILITIES DUE |
| The Kowalskis | 5 | $650 | $0.00 | Aug 1 | ON | SEP '26 | CURRENT |
| G. Okonkwo | 17 | $700 | $0.00 | Aug 1 | ON | Mar '27 | CURRENT |
| J. Whitfield | 19 | $611 | $611.00 | Aug 1 | OFF | M2M | 34 DAYS |
| Pat & Rosa Vega | 26 | $675 | $0.00 | Aug 1 | ON | AUG '26 | RENEWAL SENT |
12 OPEN 13 BOOKED 14 LEASED · MITCHELL 15 CHECKED IN 16 OPEN 17 BOOKED 18 OTA 19 BOOKED 20 OPEN 21 OPEN 22 LEASED · TORRES ⚠ 23 CHECKED IN 24 OPEN
A lease places a hold on its site — a resident's lot can never double-book.
+ New monthly guest Enter meter reads Preview Aug billing Turnover econ
Sarah Mitchell — Lot 14 CURRENT
← Rent roll · CRM profile · in the books (AR 1200) · lease thru May 2027
Lease
Deposit — $500 held
Autopay
Aging
Utilities
| Date | Entry | Code | Charge | Payment | Balance |
|---|---|---|---|---|---|
| Jul 1 | Autopay — Visa ••4412 | PMT | $698.20 | $0.00 | |
| Jul 1 | Lot rent — July | 4010 | $650.00 | $698.20 | |
| Jun 28 | Water (4,120 → 4,545 gal) | 4210 | $48.20 | $48.20 | |
| Jun 15 | Goodwill credit — water leak ADJ | CR | $12.00 | — | |
| Jun 1 | Autopay — Visa ••4412 | PMT | $694.10 | $0.00 | |
| Jun 1 | Lot rent — June | 4010 | $650.00 | $694.10 | |
| May 29 | Water (3,712 → 4,120 gal) | 4210 | $44.10 | $44.10 | |
| May 12 | Security deposit received | 2100 | $500.00 | — |
Every line posts a balanced journal entry tonight (no re-keying, no sync to reconcile):
The sum of every resident's balance equals the AR control account in Journal & GL. That reconciliation is automatic because there is only one ledger.
Append-only — corrections post as reversals, never edits. Recurring rent, fees and autopay flow in from the reservation system’s billing engine (it already prices monthly stays and charges fees). What originates here: the tenant ledger itself, deposits (the monolith has no deposit concept), partial-payment allocation, and credits / write-offs.
| Date | Charge | Code | Amount | Status |
|---|---|---|---|---|
| Jul 1 | Lot rent — July | 4010 | $650.00 | PAID |
| Jun 28 | Water | 4210 | $48.20 | PAID |
| Jun 1 | Lot rent — June | 4010 | $650.00 | PAID |
| Jun 1 | Pet fee | 4050 | $15.00 | PAID |
+ Add charge
| Date | Method | Amount | Applied to |
|---|---|---|---|
| Jul 1 | Autopay Visa ••4412 | $698.20 | Rent $650 + Water $48.20 |
| Jun 1 | Autopay Visa ••4412 | $694.10 | Rent $650 + Water $44.10 |
| May 12 | ACH (move-in) | $1,150.00 | Deposit $500 + Rent $650 |
Each payment shows exactly which charges it cleared (the allocation). Partial payments split oldest-first or manually — set when recording.
| Date | Adjustment | By | Amount |
|---|---|---|---|
| Jun 15 | Goodwill credit — water leak (reason logged) | Amy | $12.00 |
Concessions, write-offs and reversals are append-only and reason-stamped — the original line always stays for audit.
Guest / contact
Sarah Mitchell · VIP · 214 lifetime nights
Occupants: Tom ✓ · Emma (no contact)
Site
Lot 14 · 50-amp full hookup
Lease holds it on the calendar — can’t double-book
In the books
This ledger is the AR subledger.
Balance rolls into AR 1200 automatically.
→ view Journal & GL
Documents
Signed lease · rig insurance · move-in inspection · deposit receipt
Record payment
Method Amount $ Date
Apply to open charges
| Open charge | Due | Apply |
|---|---|---|
| Lot rent — July | $650.00 | $ |
| Water — June | $48.20 | $ |
| Late fee | $50.00 | $ |
Allocated $500.00 · remaining to apply $0.00 · overpayment → account credit $0.00
Posts to the ledger and tonight’s books: DR Undeposited funds / CR AR.
Record payment Cancel
Add charge
Charge code
Amount $ Date
Recurring
Memo
One-offs, deposits and concessions originate here in the service — the reservation system can’t create them. Posts to the ledger + books instantly.
Add charge Cancel
Credit / write-off
Type
Amount $ Date
Reason (required)
Append-only: this posts a reversing entry and stamps who + why. The original line stays on the ledger for audit. Bad-debt write-offs post to the allowance account in the books.
Post adjustment Cancel
Resident statement
Period
| Opening balance (Jun 1) | $0.00 |
| Charges (rent + water) | $698.20 |
| Payments | -$698.20 |
| Closing balance | $0.00 |
Email & text Print PDF Close
Move-out & deposit disposition
Move-out date
| Final rent proration (20/31 days) | $419.35 |
| Unpaid balance | $0.00 |
| Deposit held | $500.00 |
| Deduction — carpet clean + add | -$85.00 |
| Net refund to resident | $415.00 |
Generates a state-compliant itemized disposition statement, posts the deposit-liability release to the books, and releases the Lot 14 calendar hold.
Start move-out Cancel
Generate notice
Late notice · Demand · Non-renewal — merge-filled from the live ledger, logged to the file.
Generate Cancel
New monthly guest
1 · GUEST 2 · LOT 3 · BILLING 4 · LEASE
Robert & Lisa Chen · r.chen@gmail.com · (512) 555-0177 · from approved application ✓ — everything below carried over, zero re-entry.
Continue → Lot
50-amp · full hookup · $650/mo market rent. Activating the lease places a hold on Lot 22 in the reservation calendar — it can't double-book.
Continue → Billing
Monthly on the 1st · $650/mo
Move-in Aug 12 → first invoice prorated: $419.35 (20 nights)
Visa ••7730 · ☑ enroll (1st of month) · ☑ receipts by email + text
RECOMMENDEDContinue → Lease
12-month · Lot 22 · $650/mo · deposit $500 · rules & regs attached · to r.chen@gmail.com for e-signature
Applications 1 AWAITING 2 APPROVED THIS MONTH
Submitted Jul 3 · $45 fee paid · household of 3 · 2019 Keystone Montana 34'
2019 (passes 10-year rule) · 2 park references called ✓
ID ✓ · Proof of income ✓ · Screening consent ✓
Approve → lease Conditional Deny
| Recent | Lot | Decided | |
|---|---|---|---|
| M. & T. Ashford | 9 | Jun 24 · approved | MOVED IN |
| D. Crane | — | Jun 12 · denied (screening) | FCRA NOTICE SENT ✓ |
Deny application
Reason (required, logged):
FCRA: screening-based denial auto-generates the adverse-action notice.
Deny + send notice Cancel
Meter walk — Water · July EXISTING · RESERVATION-SYSTEM FIELD TOOL
This is the monolith’s existing meter capture (Utility/Meter/MeterRead) — shared with transient sites, not a tenancy feature. Tenancy only adds the rebilling (rate plans → auto-post to the ledger), which lives in Charges, Rates & Utilities.
9 of 28 done · next: Lot 14 · walk order ⚙
Meters, reads and utilities already live in the reservation system (Utility / Meter / MeterRead). This reads those records and adds what the monolith lacks: rate plans, automatic rebill to the ledger, and the exception queue.
Last read: 4,545 gal (Jun 28)
gal
Usage: 437 gal · charge $48.07 → bills Aug 1 automatically
📷 Photo Save → next lot
Held in the exception queue — nothing bills until reviewed. Probable leak or filled a pool.
Review later| Up next | Last read |
|---|---|
| Lot 15 · Hobbs | 6,102 |
| Lot 16 · transient (skip) | — |
| Lot 17 · Okonkwo | 2,911 |
Delinquency ⬇ Aging report
Portfolio · July 6, 2026 · late fees auto-apply (5-day grace, 5%)
| Resident | Lot | Balance | Aging | Late fees | Flags | |
|---|---|---|---|---|---|---|
| Miguel Torres | 22 | $1,389.40 | 62 days | $75 | EVICTION PATH — PARTIALS BLOCKED | Demand notice Case file |
| J. Whitfield | 19 | $611.00 | 34 days | $32.50 | PROMISE TO PAY JUL 10 | Late notice Payment plan Write-off ▾ |
| B. Yates | 28 | $714.00 | 18 days | $35.70 | Text reminder | |
| R. Simmons | 12 | $500.00 | 9 days | $25.00 | CASH PAYER — BARCODE ACTIVE | Send barcode |
Cash-at-retail from a flagged resident routes to suspense, not the ledger — a $200 payment at 7-Eleven can't reset an eviction.
Demand for payment — M. Torres, Lot 22
“You are hereby notified that rent and charges totaling $1,389.40 are past due. Payment in full is required within the period required by law…”
Merge-filled from the live ledger. Attorney-approved template per state.
Send & log Cancel
Books Sunset Pines Holdings LLC ▾
June 2026 close · entity 3 of 15 · INTEGRITY ✓ detail
- ✓Bank rec — Frost operating (auto-matched 96%)
- ✓Bank rec — Frost deposits
- ✓Stripe payouts decomposed & matched (14/14)
- ⚠2 exceptions to resolve
- ✓Integrity check green (platform ↔ ledger)
- ○Lock period — blocked until exceptions clear
Lock June Statements
Period tools: recurring JEs (2) · prepaids · property tax · utility deposits · gift certs · sales tax remittance · year-end · + acquire park · sell/dispose park · certified snapshot · roles & permissions
- 6:00aNightly stream: 41 events posted · 0 exceptions
- 6:00aStripe payout $4,911.20 decomposed → matched to Frost deposit
- 6:01aPayNearMe settlement $500 → R. Simmons ledger → matched
- 9:14aBill approved: Joe's Septic $5,200 (bills)
Every line links to its source event — drill from any statement.
Entities — Smith Parks Capital
| Entity | Parks | June close |
|---|---|---|
| Sunset Pines Holdings LLC | 2 | 2 EXCEPTIONS |
| Cedar Flats MHC LLC | 1 | LOCKED ✓ |
| Blue Heron RV LLC | 1 | LOCKED ✓ |
| SPC Management Co LLC | — | MGMT FEES PENDING |
| + 11 more… | CAMPBOOKS CLOSING |
Close
Integrity check — nightly
Platform facts vs. ledger, June 1–30:
Payments $118,204.11 = ledger ✓ · Refunds $2,304.00 = ledger ✓ · Payouts $101,876.40 = ledger ✓ · Event sequence: no gaps ✓
A derived ledger is only as good as event delivery — this is the daily proof.
Close
Bills
NEEDS REVIEW · 2 APPROVED · 3 PAID · JUNE 12 VENDORS 1099s
Invoice #2214 · due Jul 20 · → Repairs & Maintenance · Cedar Flats · W-9 ✓ · view PDF
Approve → ACH Mail a check Pay by card rails ⓘ Edit coding Partial Credit -$310
Recurring ~$2,800 expected · flagged, not auto-coded · → Utilities · Sunset Pines
Review line detail
| Vendor | Amount | Pays |
|---|---|---|
| Waste Connections | $1,140.00 | ACH Jul 15 |
| City of Kerrville (water) | $2,204.66 | ACH Jul 15 |
| Lawn crew (1099) | $900.00 | Check in mail · TRACKED |
| Vendor | Amount | Paid | 1099 YTD |
|---|---|---|---|
| Joe's Septic | $780.00 | Jun 20 · ACH | $6,240 |
| Hill Country Electric | $2,801.12 | Jun 15 · ACH | — |
| Vendor | W-9 | COI | 1099 YTD | |
|---|---|---|---|---|
| Joe's Septic | ✓ | EXPIRED JUN 30 | $6,240 | Request COI |
| Lawn crew | ✓ | ✓ Dec '26 | $5,400 | |
| New: Kerrville Plumbing | MISSING | — | $0 | Request W-9 |
| Vendor | W-9 | Countable paid | Card (excluded) |
|---|---|---|---|
| Joe's Septic | ✓ | $6,240 | $0 |
| Lawn crew | ✓ | $5,400 | $0 |
| Kerrville Plumbing | MISSING | $2,100 | $0 |
Card payments excluded per IRS rules. Missing W-9 blocks e-file until resolved.
Review & e-file Chase missing W-9
Mail a check — Joe's Septic
Funding: Frost operating · partner prints & mails · ~5 business days · tracked
Queue check Cancel
Exceptions — Sunset Pines Holdings 2 OPEN
Automation queues what it can't be sure of — nothing misbooks silently
| Age | Type | Detail | Amount | |
|---|---|---|---|---|
| 2d | UNMAPPED CODE | New charge code “firewood-bundle” (6 events queued) | $142.50 | Map → post all |
| 1d | LOCKED PERIOD | Refund dated May 28 — May is locked | $85.00 | Post to June w/ flag |
Resolutions are audited. Exceptions older than 7 days escalate to the CampBooks dashboard.
Statements ⬇ Tax package Budget vs actual
P&L BALANCE SHEET TRIAL BALANCE AR / AP AGING CASH FLOW
Sunset Pines Holdings · ACCRUAL CASH · JUNE MAY Q2 · Balance sheet →
| Sunset Pines | Cedar Flats | Combined | vs Jun '25 | |
|---|---|---|---|---|
| Transient revenue | $38,204 | $21,110 | $59,314 | +8.2% |
| Lot rent (monthly) | $18,850 | $9,375 | $28,225 | +4.1% |
| Utility recovery | $1,982 | $1,014 | $2,996 | +11% |
| General store | $3,411 | $0 | $3,411 | +3% |
| Processing fees | ($1,644) | ($902) | ($2,546) | — |
| Repairs & maintenance | ($4,310) | ($6,890) drill | ($11,200) | +64% |
| Payroll (Gusto) | ($8,120) | ($3,950) | ($12,070) | — |
| Net operating income | $23,658 | $8,454 | $32,112 | +6.9% |
Toggle ACCRUAL/CASH — same journal, two views. Every figure drills to its source. Your CPA gets a free read-only seat + tax package.
| Balance sheet — Jun 30 | |
|---|---|
| Assets | |
| Cash (2 accounts) | $84,112 |
| Accounts receivable | $4,603 |
| Property (net of depreciation) | $3,910,000 |
| Total assets | $3,998,715 |
| Liabilities | |
| Security deposits held | $14,250 |
| Sales tax payable | $4,112 |
| Frost mortgage | $3,210,000 |
| Equity — partner capital OWNERSHIP STACK | |
| Class B LPs (8 partners) | $680,053 |
| GP co-invest + carry | $90,200 |
| Total liabilities + equity | $3,998,715 |
The Rent Manager screenshot test: each partner's capital by class on the SPE's balance sheet. Capital accounts are subledger views — LP statements and this sheet can't disagree.
| Acct | Account | Debit | Credit |
|---|---|---|---|
| 1010 | Frost operating | $71,204 | |
| 1200 | Accounts receivable | $4,603 | |
| 2100 | Security deposits held | $14,250 | |
| 4000 | Transient revenue | $59,314 | |
| 5000 | Repairs & maintenance | $11,200 | |
| Totals | $1,204,880 | $1,204,880 |
Always sums to zero · ties to P&L + balance sheet by construction · any line drills to GL detail.
| Bucket | Amount |
|---|---|
| 0–30 | $1,214 |
| 31–60 | $611 |
| 61–90 | $1,389 |
| 90+ | $0 |
| Total AR | $3,214 |
From resident + reservation balances · drills to delinquency
| Bucket | Amount |
|---|---|
| 0–30 | $5,100 |
| 31–60 | $2,140 |
| 61–90 | $0 |
| 90+ | $0 |
| Total AP | $7,240 |
= sum of unpaid approved bills, always
Statement of cash flows — operating / investing / financing. Available at the A2 phase; derives from the same journal.
R&M — Cedar Flats · June
GL detail (3 entries):
Jun 18 · Joe's Septic — $5,200 · bill #2214 →
Jun 09 · Hill Country Electric — $1,240
Jun 03 · Ace Hardware (card) — $450
Every automated line links to its source bill, reservation, or payout.
Close
Fund overview — Smith Parks Capital GP VIEW
6 deals · one syndication per property · every number derived from the entity books
| Deal / SPE | Equity | LPs | Waterfall | YTD dist. | CoC | Status |
|---|---|---|---|---|---|---|
| Sunset Pines RV Resort | $2.4M | 8 + GP | 8% PREF → 65/35 | $118K | 9.8% | Q2 DRAFT |
| Cedar Flats MHC | $1.8M | 6 + GP | 7% PREF → 70/30 + CATCH-UP | $76K | 8.4% | CURRENT |
| Blue Heron RV Park | $1.1M | 5 + GP | CLASS A 10% / CLASS B 7%+30 | $54K | 10.0% | CURRENT |
| Hill Country KRV | $2.2M | 9 + GP | 9% PREF → 60/40 · ROC FIRST | $92K | 8.9% | CURRENT |
| Lakeside Landing | $1.3M | 7 + GP | 8% PREF → 65/35 | $61K | 9.4% | CURRENT |
| Pecan Grove MHC | $0.6M | 3 + GP | STRAIGHT 80/20 | $11K | 7.1% | STABILIZING |
Review Q2 draft distribution Year-end K-1 package + Capital call + Onboard LP + New deal Quarterly letter
Each deal keeps its own LPs, its own waterfall, its own books — this view is the roll-up, not a commingled fund. True fund vehicles (fund-level capital accounts, fund→deal allocations) are the next layer.
Sunset Pines RV Resort — SPE 8% PREF → 65/35
← Fund overview · entity Sunset Pines Holdings LLC · books · acquired 2023
Deal facts
Economics
CAP TABLE WATERFALL DISTRIBUTIONS
| Partner | Class | Committed | Own % | Capital acct |
|---|---|---|---|---|
| Smith Parks GP LLC | GP | $240,000 | 10% | $214,900 |
| Robert Chen | B | $100,000 | 4.2% | $89,920 |
| Meridian Family Trust | B | $500,000 | 20.8% | $449,600 |
| D. & P. Kaur | B | $250,000 | 10.4% | $224,800 |
| Hargrove Capital LLC | B | $750,000 | 31.3% | $674,400 |
| + 4 more LPs | B | $560,000 | 23.3% | $503,480 |
Capital accounts are subledger views of the entity's equity accounts — LP statement and balance sheet can't disagree. Open in waterfall builder →
| Tranche | Until | Split |
|---|---|---|
| 1 · Pref | 8% cumulative on unreturned capital | 100% LP |
| 2 · Residual | — | 65 / 35 |
| Tranche | Until | Split |
|---|---|---|
| 1 · ROC | unreturned capital = 0 | 100% LP |
| 2 · Accrued pref | accrual = 0 | 100% LP |
| 3 · Residual | — | 65 / 35 |
| Period | Distributable | LPs | GP | Status |
|---|---|---|---|---|
| Q2 2026 | $62,000 | $54,720 | $7,280 | DRAFT |
| Q1 2026 | $56,000 | $49,900 | $6,100 | PAID |
| Q4 2025 | $58,400 | $52,010 | $6,390 | PAID |
Books entity
Sunset Pines Holdings LLC →
Distributions post to equity + capital accounts
Investors
8 LPs + GP co-invest · portal view
Documents
Operating agreement · PPM · 2025 K-1s · appraisal
Q2 2026 distribution — Sunset Pines SPE DRAFT
← Deal · distributable cash $62,000, from the entity's June books · operating waterfall
| Tranche | Rule | Amount | Remaining |
|---|---|---|---|
| 1 · Preferred return | 8% cumulative on unreturned capital → Class B | $41,200 | $20,800 |
| 2 · Split | 65% LP / 35% GP | $13,520 / $7,280 | $0 |
| Partner | Pref | Split | Total |
|---|---|---|---|
| Meridian Family Trust | $8,570 | $2,812 | $11,382 |
| Hargrove Capital LLC | $12,896 | $4,231 | $17,127 |
| Robert Chen | $1,730 | $568 | $2,298 |
| + 5 more LPs · GP split $7,280 | show all | ||
Approve & notify LPs Preview ACH batch
Every LP sees this tier math in their portal. Posting hits the entity's equity accounts and each capital account — one source of numbers.
Investor portal — Robert Chen LP VIEW
Smith Parks Capital · 6 investments · how LPs sign in
MY DEALS DISTRIBUTIONS DOCUMENTS
| Deal | Class | Invested | Distributions | CoC | Capital acct |
|---|---|---|---|---|---|
| Sunset Pines RV Resort | B | $100,000 | $27,300 | 9.8% | $89,920 · stmt |
| Cedar Flats MHC | B | $75,000 | $16,900 | 8.4% | $68,110 |
| Blue Heron RV Park | A | $50,000 | $11,250 | 10.0% | $46,900 |
| Hill Country KRV | B | $100,000 | $21,460 | 8.9% | $91,210 |
| Lakeside Landing | B | $75,000 | $14,800 | 9.4% | $68,700 |
| Pecan Grove MHC | B | $25,000 | $4,700 | 7.1% | $24,400 |
Entity LP? authorized users · Redemption request: start · Different deals, different classes, different waterfalls — one login. Each row's numbers come from that SPE's books.
| Date | Deal | Amount | Type |
|---|---|---|---|
| Jun 30 | Cedar Flats | $1,890 | Operating · Q2 |
| Mar 31 | Sunset Pines | $2,240 | Operating · Q1 |
| Mar 31 | Hill Country KRV | $2,110 | Operating · Q1 |
| Jan 15 | Blue Heron | $5,400 | CAPITAL EVENT — REFI |
Banking: Chase ••8812 change · Distribution preference: reinvest ▾ · MAR ACH FAILED — RETRIED ✓
- PDFK-1 2025 — Sunset Pines SPE · download
- PDFK-1 2025 — Cedar Flats SPE (+4 more) · download all
- PDFOperating agreement — Sunset Pines SPE
- PDFQ2 2026 investor letter · read
Capital account — Sunset Pines SPE
Opening (1/1/26): $91,400
+ Contributions: $0
+ Allocated earnings (est.): $4,120
− Distributions: $5,600
Closing (6/30/26): $89,920
Generated from the entity's journal — the same numbers your K-1 preparer gets.
Close
Reports
Ask for any report · standard library · saved (1)
| Month | Monthly '26 | Transient '26 | Mix Δ vs '25 |
|---|---|---|---|
| Apr | $27,800 | $48,100 | +3.2pts monthly |
| May | $28,225 | $55,900 | +2.8pts |
| Jun | $28,225 | $59,314 | +2.1pts |
You lost 2 monthlies in June but transient ADR is up 11% — net revenue +6.9%. Save this report? Schedule it?
Reply: “save it, email me on the 3rd” 💡 Suggest a question Budget vs actual ⬇ Export
Renewal season — Q4 2026 6 LEASES EXPIRING
Bulk cycle: set rates → send letters w/ e-sign → track → holdover rules for non-responders
| Resident | Lot | Current | New rate | Statutory notice | Status |
|---|---|---|---|---|---|
| The Kowalskis | 5 | $650 | 60d — send by Jul 31 | DRAFT | |
| Pat & Rosa Vega | 26 | $675 | 60d — send by Aug 15 | LETTER SENT · OPENED | |
| G. Okonkwo | 17 | $700 | — | SIGNED ✓ | |
| B. Yates | 28 | $680 | 60d — send by Sep 1 | NO RESPONSE · 12D |
Send remaining letters Holdover policy ⚙ Preview economics
Notices carry proof-of-delivery. Signed renewals update the lease, schedule the increase, and notify the books — zero re-entry.
Banking — Sunset Pines Holdings
Connected via Plaid · balances sync daily · we never store your bank credentials + Connect account
FOR REVIEW · 4 RECONCILE CARD ••1005 LOANS ASK OWNER · 2
| Date | Bank line | AI suggestion | Conf. | |
|---|---|---|---|---|
| Jul 3 | HOME DEPOT #6531 — $214.19 | R&M · Sunset Pines | 94% | Post |
| Jul 3 | TRANSFER TO ••8834 — $10,000 | Intercompany → due from Cedar Flats LLC | 91% | Confirm |
| Jul 2 | CHECK #1181 — $900.00 | Matches approved bill: Lawn crew | 99% | Match |
| Jul 6 | RETURNED CHECK — -$611.00 (J. Whitfield) | Bank-level NSF on deposited check → reverse payment + $30 NSF fee | NSF | Reverse |
| Jul 6 | STALE CHECK #1147 — $420.00 | Uncashed 180+ days → void & reissue, or escheat to state after dormancy | STALE | Void / reissue |
| Jul 5 | REFUND — $150.00 (card expired) | Original card dead → refund by check instead (method override) | REFUND | Pay by check |
| Jul 5 | GUSTO PAYROLL — $12,070.44 | Payroll journal import: wages/taxes/liabilities split via mapping | 96% | Post |
| Jul 3 | ATM WITHDRAWAL — $200 (petty cash) | Petty cash replenishment (imprest $300) | 92% | Post |
| Jul 2 | STRIPE DISPUTE — $189.00 (M. Okafor) | Chargeback: funds held → contra-revenue + $15 fee · evidence due Jul 16 | DISPUTE | Submit evidence |
| Jul 1 | AMY REIMB — VENMO $86.40 | Reimbursement: pool supplies (receipt attached) | 78% | Review |
| Statement ending balance | $71,204.18 |
| Matched transactions (312) | AI first pass |
| Unmatched — needs review (4) | $1,240.00 |
| Book balance | $71,204.18 |
| Difference | $0.00 ✓ |
Confirm & lock rec Review unmatched
Stripe payouts auto-decompose and match to deposits; a fully-fed account reconciles in under 5 minutes.
Statement Jun 5–Jul 4: $3,412.88 · 31 transactions, 29 auto-coded · payment from checking posts as liability paydown, not expense
Reconcile statement Schedule payment| Loan | Balance | Rate | Payment | Split (Jul) |
|---|---|---|---|---|
| Frost — Sunset Pines mortgage | $3.21M | 5.1% (rolls 2028) | $21,450/mo | $13,660 int · $6,590 prin · $1,200 escrow |
| Seller note — Cedar Flats | $740K | 5.0% IO | $3,083/mo | all interest |
Amortization schedules split every payment automatically. Refi flow: proceeds → payoff → closing costs → new schedule, guided. model the 2028 roll
“$438.00 — ‘TX TROPHY OUTFITTERS’ on the Amex, Jun 22. Business or personal?”
Business — office decor Personal (draw)“Wire in $25,000 Jun 30 from ‘R HOLDINGS’ — owner contribution or something else?”
Owner contributionThe bookkeeper⇄owner query loop — answers post immediately and teach the rules memory.
Connect a financial account
Step 1 — choose your institution. Powered by Plaid — 12,000+ US banks & credit unions.
| 🏦 Frost Bank | Connect |
| 🏦 Chase (OAuth) | Connect |
| 🏦 Kerrville Credit Union | Connect |
Or a spend platform (feed, not ledger): Ramp · Brex · Amex
Each account maps to a GL cash/card account for this entity. Plaid webhooks push new transactions + flag re-auth automatically.
Close
Groups & rallies + New group
Club bookings: one lead → site block → rooming list → group billing
Organizer: Dana P. (club president) · 20-site block held · rate: $52/night group · deposit $500 paid · rooming list 18/20 filled
Chase rooming list Billing setup Block terms
35–40 rigs, May 2027 · quoted $48/night + pavilion · quote expires in 12 days
Follow up
Group deposits post to the books; blocks live on the same availability calendar as everything else.
Violations 3 OPEN
Rule enforcement ladder: warning → cure notice → non-renewal/eviction · field staff log via the existing mobile app
| Lot | Violation | Logged | Stage | Photos | |
|---|---|---|---|---|---|
| 22 · Torres | Inoperable vehicle on lot | Jun 12 (field app) | CURE NOTICE — EXPIRES JUL 12 | 3 | Review |
| 9 · (transient) | Noise complaint — 2nd | Jul 4 | WARNING SENT | — | To profile |
| 19 · Whitfield | Unregistered occupant >14 days | Jun 28 | WARNING SENT | 1 | Send reg link |
Jul 2 · silver sedan, plate GKR-2211 (no match in registry) on lot 4 — warned via windshield notice · tow authorized after 24h per policy
Log towSkip suspected Jun 24 · certified notice sent ✓ · lien filing ready Aug 8 · disposal/auction checklist per TX property code · costs tracked to the lot: $240
ChecklistBridges the platform's existing field-staff violations tool — records land on the resident file, feed renewals, and build the eviction evidence trail.
Resident portal — Sarah's view GUEST-FACING
This is the monolith’s existing guest login (the Accounts area — autopay, payment methods, reservation payments; :guest role). Tenancy doesn’t rebuild it — it adds the tenant panels a nightly guest never needed: lease, deposit, maintenance requests, move-out notice, usage.
Pay now · change autopay (update card) · statements · cash barcode
Through May 2027 · rules & regs · upload rig insurance EXPIRES DEC
🔧 Maintenance request · 📦 Give move-out notice
Itemized at move-out. Disagree with a deduction? dispute a deduction
Same login, same Accounts portal the guest already uses — tenancy just lights up the tenant panels. Every action posts to the same ledger, contact timeline, and books as the office tools.
New deal
1 · ENTITY & PROPERTY 2 · CLASSES & TERMS 3 · WATERFALL 4 · CAP TABLE 5 · REVIEW
◉ Create new: · EIN · TX · fiscal Jan
○ Link existing entity from Books registry
Park: Hill Country KRV (linked) · acquired · purchase $4.2M · equity target $1.6M
Debt: $2.85M Frost 5.9% — sets up loan in Books ✓
Continue
| Class | Pref | Cumulative | Compounding | Pref base | Participates |
|---|---|---|---|---|---|
| Class A (LP) | yes ▾ | no ▾ | unreturned capital ▾ | yes | |
| GP (carry) | — | — | — | — | promote only |
| GP co-invest | rides Class A | yes |
Acquisition 2% at close → income on SPC Management Co · Asset mgmt 5% of revenue monthly → intercompany · Disposition 1% at exit
Continue
Start from template: “8 pref → 65/35” ▾ · then refine in the builder (operating + capital-event stacks, simulator, versioning)
Continue
CSV: investor_name, email, phone, class, commitment, funded_to_date · 9 rows parsed ✓ · 2 new contacts will be created in CRM · 1 ROW: MISSING EMAIL — phone match found (D. Kaur)
ResolveContinue
Hill Country KRV II LLC · $1.6M equity across 9 LPs + GP · 8% cumulative pref on unreturned capital → 65/35 · fees wired to Books · capital accounts open at $0 pending funding
Waterfall builder — Sunset Pines SPE V2 · EFFECTIVE JUL 1 history
OPERATING CASH CAPITAL EVENT
Who: Class A + GP co-invest · Until: 8% cumulative pref satisfied (base: unreturned capital) · Split: 100% pro-rata
Who: all · Until: exhausted · Split: 65% Class A / 35% GP carry
+ Add tranche Validate
Class A until unreturned capital = $0 · 100%
Class A until accrual balance = $0 · 100%
65 / 35
Distributable: $ Run
| Tranche | Amount | Class A | GP carry |
|---|---|---|---|
| 1 · Pref (8% cum.) | $41,200 | $41,200 | — |
| 2 · Split 65/35 | $20,800 | $13,520 | $7,280 |
| Total | $62,000 | $54,720 | $7,280 |
Per-LP preview: show positions
Add tranche
Who: Class A ▾ · Character: pref | ROC | profit | carry ▾ · Until: pref satisfied | capital returned | equity multiple ≥ | (IRR — later) · Split: editable by class
Add Cancel
Raise — Hill Country KRV II OPEN · CLOSES SEP 30
Target $1.6M · Class A · min check $50K · data room (6 docs)
| Investor | Amount | Stage | Last activity | |
|---|---|---|---|---|
| Meridian Family Trust | $400,000 | FUNDED ✓ | wire received Jul 2 | |
| Hargrove Capital LLC | $350,000 | SIGNED — COUNTERSIGNED | funding instructions sent | Mark funded |
| R. Chen | $150,000 | DOCS OUT · VIEWED 2× | subscription sent Jun 30 | Nudge |
| D. & P. Kaur | $170,000 | SOFT COMMIT | data room 14 min Jul 5 | Send docs |
| New: T. Vaughn (referred) | — | INVITED | not yet viewed |
+ Invite investor View as LP → Close raise
Software posture: sponsor runs the exemption; we run docs, signatures, tracking, and the audit log. Accreditation is self-attested + stored, never verified by us.
Invest — Hill Country KRV II LP VIEW · R. CHEN
Class A · 8% pref → 65/35 · min $50,000 · closes Sep 30
OFFERING QUESTIONNAIRE SIGN & FUND
PPM · Operating agreement · Pro forma · Property condition report · Photos · Debt terms — all access logged
Amount: $ Commit
Investing as: ◉ Individual ○ Entity/trust ○ IRA · Name(s) exactly as on documents: · Tax ID: how we store this
Accreditation (self-attested): income ▾ · Distribution payout: ACH ••8812 ▾ · State of residence: TX ▾
Generate my documents
E-sign envelope · 14 pages · your details pre-filled from the questionnaire
Review & signWire instructions appear here after countersignature. Your money never moves to an un-accepted subscription. On close: your position opens and your capital account starts at your funded amount.
Transfers & secondary sales 1 OPEN REQUEST
Requested Jun 28 · proposed transferee: their family trust · OA requires: GP consent ✓ (Jul 1) · 30-day ROFR to existing LPs (expires Jul 28) · then docs + effective-date settlement
- ✓Request submitted with proposed terms
- ✓GP consent recorded (Jul 1, with note)
- ⏳ROFR notices sent to 7 existing LPs — 0 exercised so far
- ○Assignment agreement → e-sign (both parties + GP)
- ○Settlement: position splits at effective date · pref accrual splits with the units · transferee onboards (W-9, payout method, portal)
Simulate ROFR expiry
LP redemption requests (if the OA allows): request → GP review → priced → paid → position retired. GP promote assignment between co-GPs and team carry vesting are tracked as position transfers with schedules — what we deliberately don't build
Quarterly letter — Q2 2026 DRAFT
Publishes to all LP portals + email · per-deal metrics merge in live
Partners,
Q2 was a strong operating quarter across the portfolio. Same-store revenue grew {{portfolio.revenue_growth → +6.9%}} and we distributed {{q2.total_distributions → $412K}} across six deals.
Sunset Pines: occupancy {{deal.occupancy → 87%}}, NOI {{deal.noi → $32,112/mo}}. The Q2 distribution of {{deal.q2_dist → $62,000}} posts {{q2.payment_date → July 15}}.
On the 2028 loan maturities: we continue reserving rather than distributing aggressively…
Preview as LP Publish K-1 center
Inbox — Sunset Pines 4 OPEN
Email + SMS, one thread per conversation · any staff member sees everything
“hey is the pool open for the 4th?” — 22 min ago
AI draft: “Yes! Pool's open 9–9 all weekend, extended for the 4th 🎆” Send Edit
“¿Puedo pagar la mitad el viernes y la otra mitad el 15?” translate
⚠ Account context: eviction-path — partial payments blocked. AI suggests routing to owner + payment-plan offer (which documents consent lawfully). Route + draft plan
“do you have a dump station for non guests” · Template reply To triage
Segments & campaigns + New segment
CampCite can operate this for you — every send honors org-wide suppression
| Segment | Members | Last campaign | Attributed revenue | |
|---|---|---|---|---|
| Winter Texans (stayed Nov–Mar, any year) | 214 | “Book your winter spot” · Jun 2 | $18,400 · 11 bookings | Report |
| Stayed 2+, not booked this year | 187 | Win-back · May 15 | $9,150 · 7 bookings | Report |
| Monthly agreements expiring in 90d | 6 | — (feeds Renewals) | — | → Renewals |
| Referral credits ("referred by" on lead) | 7 referrers | credit on next stay | $1,050 issued | How |
| 5th-stay loyalty trigger | auto | upgrade code on 5th booking | $2,210 | AUTOMATION |
New campaign Export segment
New segment
WHERE stays ≥ AND last_stay < AND site_type = 50-amp ▾
AND/OR groups supported · Live count: 94
Save Cancel
Automations
Toggles, not a builder — each is a switch + a template + timing
| Automation | Config | Last 30d | |
|---|---|---|---|
| Pre-arrival message | 3 days before · SMS+email | 118 sent | ON |
| Post-stay review ask | 6pm day of checkout · interception ON | 92 sent · 3 intercepted | ON |
| Win-back | anniversary of last stay | 44 sent · 6 rebooked | ON |
| Renewal reminder | 90/60/30 days | 12 sent | ON |
| Waitlist notify | 48h offer expiry, auto-next | 5 offers · 3 accepted | ON |
| Stale-lead nudge (staff) | 3 days untouched | 21 nudges | ON |
| Contact-completion | day 2 after check-in, max 4 asks | 67 asks · 41 completed | ON |
| Birthday touch | residents only · email | 9 sent | OFF → tap |
Every run logged per contact · test-send to yourself from any row · pausing never loses queued runs.
CRM settings
SENDING SUPPRESSION DEDUP QUEUE · 2
mail.sunsetpinesrv.com VERIFIED · SPF ✓ DKIM ✓ DMARC ✓ · bounce rate 0.4% · complaint 0.01%
(830) 555-0100 ACTIVE · transactional only for marketing-suppressed contacts · toll-free verified
| Value | Scope | Source | When |
|---|---|---|---|
| k.mills@… | Marketing (org-wide) | unsubscribe link | Jun 22 |
| (512) 555-0177 | All SMS | replied STOP | Jun 30 |
Value-keyed — survives merges. Removal requires reason + audit.
1 open deletion request (K. Mills) — PII deletes/anonymizes; financial records retain under lawful hold. Execute
Guest self-service: profile-update links let guests fix their own phone/rig/pets — how
“Dale Hobbs” + “D & K Hobbs” — shared phone (830) 555-0122, different emails · 2 stays vs 1 lease
Compare & merge Keep separateImport pass 4: one email on 27 different reservation names (proxy address from an OTA) — quarantined, not merged
ConfirmContacts + New contact
ALL 1,847 RESIDENTS SEGMENTS ▾ HAS OPEN LEAD FLAGGED
| Contact | Phone | Type | Last activity | Lifetime | Open items | |
|---|---|---|---|---|---|---|
| Sarah Mitchell VIP | (512) 555-0184 | Resident · Lot 14 | Jul 1 · autopay | $9,840 | — | |
| Robert & Lisa Chen | (512) 555-0177 | Applicant → Lot 22 | Jul 3 · application | $0 | SETUP | |
| T. Baker | (830) 555-0112 | Guest · site 7 | Today · check-in | $1,240 | — | |
| Kathy Dunn NEW | (830) 555-0141 | Lead · monthly | Today · voicemail | — | LEAD | |
| Miguel Torres EVICTION PATH | (830) 555-0166 | Resident · Lot 22 | Jul 6 · SMS (ES) | $14,200 | $1,389 | |
| Robert Chen (LP) INVESTOR | (512) 555-0199 | LP · 6 deals | Jun 30 · distribution | $425K invested | — |
+ Segment ✉ Campaign ⬇ Export
One record per human across guest, resident, lead, applicant, and investor hats. Row click → full contact with communications, ledger links, and history.
Marketing
EMAIL SMS AUTOMATIONS
| Campaign | Segment | Sent | Open | Bookings | Revenue |
|---|---|---|---|---|---|
| Book your winter spot | Winter Texans (214) | Jun 2 | 61% | 11 | $18,400 |
| Win-back spring | Lapsed 2+ stayers (187) | May 15 | 44% | 7 | $9,150 |
| Draft: July 4 events | On-park + local (96) | — | — | — | Edit |
New email campaign
Marketing SMS requires explicit opt-in (154 contacts opted in). Transactional SMS (confirmations, pay links, broadcasts to guests in-house) is separate and always allowed. STOP handling automatic.
| SMS blast | Audience | Sent | Replies |
|---|---|---|---|
| “Cancellation opened Labor Day wknd” | Waitlist opt-ins (38) | Jun 12 | 9 → 4 bookings |
New SMS blast
The 8 lifecycle automations (pre-arrival, review ask, win-back, renewals, waitlist, stale-lead, contact-completion, birthday) live in Automations — marketing campaigns here are one-off sends on top of them.
CRM reporting
| Source | Leads | Won | Rev |
|---|---|---|---|
| Phone (AI answered) | 14 | 6 | $8,100 |
| Email intake | 9 | 2 | $2,400 |
| Web form | 8 | 3 | $5,850 |
| Walk-in | 4 | 1 | $650 |
| Marketplace | 3 | 0 | — |
| Stage | In | → next |
|---|---|---|
| Inquiry | 38 | 68% |
| Contacted | 26 | 58% |
| Waitlist/Offered | 15 | 80% |
| Won | 12 | — |
Lost reasons: price (5) · no availability (4) · rig age (2)
Response times Campaign ROI Ask a question →
Phone system
Connect your phone system — calls log to contacts, voicemails transcribe to intake, caller-ID pops the profile
Built in. AI answers, books, creates leads, logs summaries. After-hours + overflow.
(830) 555-0100 · calls + texts sync to contact timelines · shared with front desk
SettingsCalls, voicemail transcription → intake queue, click-to-call from contacts
ConnectPopular with small parks — call forwarding + voicemail email parsing
ConnectCalls + AI notes sync
ConnectGeneric webhook + SIP integration
DocsIncoming call from (512) 555-0184 → screen pops Sarah Mitchell (resident, $0 balance, VIP) before you answer. Missed call → voicemail transcribed → intake queue. Every call logged on the timeline with recording link per your policy.
Field manager
Standard campground fields ship as defaults on every object — add custom fields per park or org
CONTACT LEAD RESIDENT
| Field | Type | Default | |
|---|---|---|---|
| Name / emails[] / phones[] / address | identity | STANDARD | required |
| Rig: type · length · year · slides | structured | STANDARD | drives 10-yr rule + site fit |
| Tow/vehicle plates[] | list | STANDARD | feeds gate access + towing |
| Pets: name · breed · weight | list | STANDARD | breed-restriction checks |
| Household / occupants | relation | STANDARD | |
| Birthday · preferred channel · language | enum/date | STANDARD | automations use these |
| Source · tags · flags | enum/multi | STANDARD | |
| Veteran discount eligible | checkbox | CUSTOM · THIS PARK | edit |
+ Add custom field
| Field | Type | Default |
|---|---|---|
| Lead type · pipeline · stage | enum | STANDARD |
| Wanted: site type · amps · dates/season | structured | STANDARD |
| Rig year (qualification) | number | STANDARD |
| Budget · source · referred-by | misc | STANDARD |
| Lost reason | enum (price/availability/rig age/other) | STANDARD |
| Field | Type | Default |
|---|---|---|
| Lease dates · lot · rate | from tenancy | LINKED |
| Emergency contact | contact | STANDARD |
| Rig/home insurance · expiry | doc+date | STANDARD |
| Mail handling preference | enum | STANDARD |
Add custom field — Contact
Label · Type: text | number | date | dropdown | checkbox | file ▾ · Applies to: this park | all parks ▾ · Show in: profile | booking | application ☑
Add field Cancel
Email & message templates
Every message the platform sends — including the reservation system's — managed here, in one place
RESERVATION SYSTEM CRM & MARKETING TENANCY & BILLING
| Template | Sent by | Channel | 30d | |
|---|---|---|---|---|
| Booking confirmation | Reservation engine | 412 | Edit | |
| Payment receipt | Reservation engine | 523 | Edit | |
| Cancellation confirmation | Reservation engine | 38 | Edit | |
| Payment reminder / pay link | Reservation engine | Email+SMS | 96 | Edit |
These are the engine's transactional sends — edited here, versioned, previewed with real reservation data, and logged to contact timelines. One sending reputation, one suppression list, one place.
| Template | Used by |
|---|---|
| Pre-arrival · Review ask · Win-back · Renewal · Waitlist offer | Automations |
| Quote follow-up · Group/rally offer · Rate-change letter | Pipelines & renewals |
| Template | Used by |
|---|---|
| Invoice issued · Autopay receipt · Late notice · Demand notice | Billing & delinquency |
| Lease renewal · Increase notice (statutory) · Deposit disposition | Tenancy |
Capital call — Hill Country KRV II OPEN · DUE JUL 31
Purpose: capex — pool + 12 new pads · $240,000 · pro-rata by commitment · called Jul 1
| Investor | Committed | This call | Status | |
|---|---|---|---|---|
| Meridian Family Trust | $400K | $60,000 | RECEIVED · WIRE JUL 3 | |
| Hargrove Capital LLC | $350K | $52,500 | RECEIVED · ACH JUL 5 | |
| R. Chen | $150K | $22,500 | NOTICE VIEWED · T-24D | Remind |
| D. & P. Kaur | $170K | $25,500 | NO RESPONSE · 2 REMINDERS | Default options |
Mark received Capital account view ← Fund
Received funds post to capital accounts as contributions at receipt; the call closes when fully funded or the GP resolves defaults.
Default options — D. & P. Kaur
Per the OA: ① extend grace (log reason) · ② GP covers shortfall (GP position grows) · ③ offer shortfall to other LPs pro-rata · ④ dilution: reprice their position via position_events (exact math shown before execution)
Extend grace Cancel
Data room — Hill Country KRV II raise
6 documents · per-viewer watermarks · every open logged
- PDFPrivate Placement Memorandum V3
- PDFOperating Agreement (form)
- XLSPro forma — 5yr
- PDFProperty condition report
- PDFDebt term sheet — Frost
- ZIPProperty photos
+ Add doc Watermark ⚙
- Jul 5D. & P. Kaur — pro forma, 14 min · PPM, 22 min
- Jul 2R. Chen — PPM (2nd view), debt terms
- Jun 30T. Vaughn — invited, not yet viewed Nudge
Engagement signals feed the raise pipeline — deep pro-forma time is your best soft-commit predictor.
Reservation Management System LIVE TODAY — THE EXISTING PRODUCT
Not mocked here on purpose. The RMS is the real RoverPass product (github.com/roverpass/roverpass) running in production. To see it, open the real thing: owner portal · product site. Below: what it does today and where each new module attaches.
| What exists today | Where it lives | How the new modules extend it |
|---|---|---|
| Availability Calendar + blackouts | Owner portal · calendar_events is the single availability truth | Tenancy leases place holds on the same calendar — leased lots appear beside bookings |
| Online Checkout + Reservation Builder | Guest checkout · staff Res Builder/POS | Unchanged. CRM adds the do-not-rent flag check + "ask about monthly" intake |
| Guestbook | Owner portal | Becomes the CRM Contacts backfill — one person across stays, leases, deals |
| Invoicing incl. recurring + autopay | Installments engine: monthly schedules, proration, late fees, payment links | Tenancy upgrades it: rent roll, person-level balances, deposits, delinquency |
| Meter Readings | React SPA (electric/gas/water, CSV import) | New capture UX + auto-billing from reads + exception queue |
| Reports (48) | BigQuery-backed report viewer | Intelligence layer: chat builder, budget-vs-actual, cross-module joins |
| General Store / POS · Ticketing | Owner portal | Feed the accounting stream automatically |
| OTA via Channex · iZ Cloud gate access · Upkeep PWA · AI Front Desk | Integrations, live | CRM ingests OTA guests · gate access follows delinquency state · violations bridge to tenancy files |
Nothing in this table changes for existing parks on day one. Every new module is additive, adopted per park.
Chart of accounts Sunset Pines Holdings LLC ▾
Park-industry template · per entity · entity registry · + onboard entity
ACCOUNTS POSTING RULES
| # | Account | Type | Balance | |
|---|---|---|---|---|
| 1000 | Assets | |||
| 1010 | Frost operating ••2201 | Bank | $71,204 | SYSTEM |
| 1020 | Frost deposits ••2219 | Bank | $12,908 | SYSTEM |
| 1200 | Accounts receivable | AR | $4,603 | SYSTEM |
| 1210 | Undeposited funds (card) | Clearing | $1,240 | SYSTEM |
| 2000 | Liabilities | |||
| 2100 | Security deposits held | Liability | $14,250 | SYSTEM |
| 2200 | Sales tax payable — TX | Liability | $4,112 | SYSTEM |
| 2300 | Amex ••1005 | Credit card | $3,413 | |
| 2500 | Frost mortgage | Long-term debt | $3,210,000 | |
| 3000 | Equity — partner classes | A3 · OWNERSHIP STACK | ||
| 4000 | Income — rent, transient, utility recovery, GS | |||
| 5000 | Expense — R&M, payroll, utilities, fees |
+ Add account Import opening balances
| Charge code | Method | → Account | |
|---|---|---|---|
| lot_rent | any | 4010 Lot rent revenue | DEFAULT |
| water | any | 4030 Utility recovery | DEFAULT |
| deposit | any | 2100 Security deposits (liability) | DEFAULT |
| card payment | Stripe | 1210 Undeposited → fee split | DEFAULT |
| pet_fee | any | 4050 Ancillary OVERRIDE | Edit |
Every platform charge code maps here. Changes are effective-dated (never rewrite history) with a change-preview; unmapped codes hit the exception queue, never a silent default.
System accounts (pinned) can't be deleted or re-typed.
Entities — Smith Parks Capital
| Entity | Parks | Basis | June |
|---|---|---|---|
| Sunset Pines Holdings LLC | 2 | Accrual | 2 EXC |
| Cedar Flats MHC LLC | 1 | Accrual | LOCKED |
| Blue Heron RV LLC | 1 | Cash | LOCKED |
| SPC Management Co LLC | — | Accrual | FEES PENDING |
| + 11 more | CAMPBOOKS |
Close
Journal & general ledger + Manual entry
Append-only · corrections post as reversals, never edits · every automated line links to its source
GL DETAIL MANUAL ENTRIES AUDIT TRAIL
| Date | Account | Memo | Debit | Credit | Source |
|---|---|---|---|---|---|
| Jul 1 | 1010 Frost operating | Res #4821 payment | $189.00 | reservation ↗ | |
| Jul 1 | 4000 Transient revenue | Res #4821 | $174.30 | auto | |
| Jul 1 | 2200 Sales tax payable | Res #4821 | $14.70 | auto | |
| Jun 30 | 5100 Depreciation | Monthly — CPA schedule | $2,340.00 | MANUAL | |
| Jun 18 | 5000 R&M — Cedar Flats | Joe's Septic #2214 | $5,200.00 | bill ↗ |
Filter by account / period / park / source. Every line traces to its reservation, bill, or payout.
| Date | Entry | Amount | By |
|---|---|---|---|
| Jun 30 | Depreciation (recurring) | $2,340 | CampBooks · schedule |
| Jun 30 | Insurance amortization (prepaid) | $1,200 | auto-reversing |
| Jun 5 | Reclass: firewood → GS revenue | $142 | CampBooks |
| When | Who | Action |
|---|---|---|
| Jul 1 6:00a | system | Posted 41 events from nightly stream |
| Jun 30 4:12p | CampBooks (Dana) | Locked June — Cedar Flats |
| Jun 30 4:08p | CampBooks (Dana) | Reversed + reposted MJE #118 (typo) |
| Jun 28 9:30a | Amy (owner) | Renamed 5040 → "Landscaping" |
Immutable, 7-year retention — answers "why did this change?" from the trail alone.
Manual journal entry
| Account | Debit | Credit |
|---|---|---|
Memo · ☑ recurring · 📎 attach schedule
Must balance (debits = credits) before posting — flagged as manual in every report.
Post entry Cancel
Intercompany NETS TO ZERO ✓
Due-to / due-from across 15 entities · management fees · consolidation
| From | To | Type | Amount | Mirror |
|---|---|---|---|---|
| Sunset Pines Holdings | Cedar Flats MHC | Cash advance | $10,000 | BOOKED BOTH ✓ |
| SPC Management Co | Sunset Pines Holdings | Mgmt fee (5% rev) | $3,062 | BOOKED BOTH ✓ |
| SPC Management Co | Cedar Flats MHC | Mgmt fee (5% rev) | $1,674 | BOOKED BOTH ✓ |
| Org-wide net | $0.00 | BALANCED | ||
Run monthly mgmt fees Consolidated statements
Any imbalance is a red flag with drill-through to the broken pair — this is what keeps 15 LLCs honest.
Management fee run — July
SPC Management Co charges 5% of revenue to 4 property entities:
Sunset Pines $3,062 · Cedar Flats $1,674 · Blue Heron $902 · Hill Country $1,410 · Total $7,048
Posts income on the mgmt co, expense + intercompany on each property, from one review.
Post run Cancel
Financial dashboard Portfolio (15 entities) ▾
High-level health · June 2026 · updates from the nightly stream
Jan ▇▇▇▇▇▇ $71k
Feb ▇▇▇▇▇▇▇ $78k
Mar ▇▇▇▇▇▇▇▇ $84k
Apr ▇▇▇▇▇▇▇▇▇ $89k
May ▇▇▇▇▇▇▇▇▇▇ $94k
Jun ▇▇▇▇▇▇▇▇▇▇ $93k
| Sunset Pines Holdings | $84,112 |
| Cedar Flats MHC | $61,340 |
| Blue Heron RV | $52,900 |
| SPC Management Co | $18,410 |
| + 11 more | $1,024,238 |
| Payroll | $12,070 |
| Repairs & maintenance | $11,200 +64% |
| Utilities | $6,890 |
| Debt service (interest) | $13,660 |
2 posting exceptions · Joe's Septic bill — COI expired · June close blocked (Sunset Pines) · R&M 164% of budget
Statements Cash flow & forecast Close status
View
Portfolio (all 15) · or a single entity ▾ · or a consolidation group
Close
Cash flow
STATEMENT 13-WEEK FORECAST
| Statement of cash flows — June | |
|---|---|
| Operating | |
| Net income | $32,112 |
| + Depreciation | $2,340 |
| Δ Accounts receivable | ($1,204) |
| Δ Deposits held | $800 |
| Cash from operations | $34,048 |
| Investing | |
| Capex — pool/pads | ($18,000) |
| Financing | |
| Mortgage principal | ($6,590) |
| Distributions to partners | ($5,600) |
| Net change in cash | $3,858 |
Derived from the same journal — indirect method, cash or accrual base.
Wk 1 $84.1k ▇▇▇▇▇▇▇▇
Wk 4 $91.3k ▇▇▇▇▇▇▇▇▇ (rent + autopay)
Wk 8 $78.9k ▇▇▇▇▇▇▇ (capex draw)
Wk 13 $96.4k ▇▇▇▇▇▇▇▇▇▇ (stacking for refi)
Built from recurring bills, autopay schedules, loan payments, and scheduled distributions. The reserve target for the 2028 roll (5%→~8% debt constant) is modeled here.
Fixed assets + Add asset
Register + depreciation schedules · monthly depreciation posts as a recurring JE
| Asset | Cost | In service | Method / life | Book value | Mo. deprec. |
|---|---|---|---|---|---|
| Clubhouse building | $420,000 | 2023 | SL / 39 yr | $389,100 | $897 |
| Kubota mower | $15,000 | Apr 2025 | SL / 7 yr · §179? | $12,320 | $179 |
| Pool resurfacing | $38,000 | May 2026 | SL / 15 yr | $37,789 | $211 |
| Utility infrastructure | $210,000 | 2023 | SL / 20 yr | $183,750 | $875 |
| Totals | $683,000 | $622,959 | $2,162 |
CPA sets method/life; the schedule auto-posts depreciation monthly to the journal. Disposals compute gain/loss and stop the schedule. Asset theft note: geo-trackable equipment flagged.
Add fixed asset
Name · Cost $ · In service
Method: straight-line ▾ · Life yr · ☐ §179 / bonus (CPA)
Add asset Cancel
Budgets FY2026 · Sunset Pines Holdings ▾
Per account · monthly spread · seed from last year's actuals · feeds budget-vs-actual on the P&L
| Account | Annual budget | YTD actual | YTD budget | Variance |
|---|---|---|---|---|
| Transient revenue | $690,000 | $352,000 | $345,000 | +2% |
| Lot rent | $338,000 | $169,000 | $169,000 | on plan |
| Repairs & maintenance | ($60,000) | ($49,200) | ($30,000) | 164% |
| Payroll | ($145,000) | ($72,400) | ($72,500) | on plan |
| Utilities | ($82,000) | ($41,300) | ($41,000) | +1% |
Edit budget Seed from last year See on P&L
R&M is 164% of plan — the septic capital repair. Everything else within 2%.
Prototype → production — the migration plan
This prototype is the acceptance reference, not code we lift. Production is built fresh in RoverPass conventions (React 18 / Redux / Apollo / Reactstrap). ← architecture
Commit the vault + move the prototype into a repo. It stays the living reference through the whole build.
Foundations (unblocks everything)
Rails transactional outbox + event catalog · contact-identity spine (crm_contact_id + phone-first backfill) · entity registry (effective-dated park→entity) · embedded-UI shell · close open spikes.
CRM service
Read-mostly, lowest risk — proves the seam. Consumes events, backfills contacts. Dogfood: replace Zoho internally.
Tenancy (in the monolith)
Wraps the flexible-reservation engine. The riskiest work: partial payments / allocator inside the mid-migration pricing system. Existing monthly guests migrate with one INSERT.
Accounting A1 → A2
Derives from the outbox. A1 journal + native P&L; A2 Plaid feeds, payout decomposition, bills/AP, close. CampBooks operates it.
Investor + fund vehicles
Capital accounts as views over the GL — built after A3-level equity exists.
1 prototype screen (look) + 2 UX-flow doc (fields/states) + 3 data model (tables) → migrations → Service/Form → GraphQL → React component (Reactstrap) → system test. The prototype is the "does it behave right?" oracle.
Design partners run parallel · one billing cycle reconciled to the penny before cutover · per-park/per-module feature flags · the money model is never touched — Accounting derives, CRS stays source of truth · nothing changes day one.
Full plan: Production-Migration-Plan.md in the product vault.
Data architecture — how it all links to RoverPass
The existing RoverPass system (the CRS — Rails monolith) stays the source of truth for bookings, sites, and payments. New modules attach at 5 seams. Grounded in the actual schema (github.com/roverpass/roverpass).
reservations (guest fields, phone NOT NULL, no email col) · sites + calendar_events (availability truth) · schedules / installments / payments / stripe_payouts · tax_configs · organizations / users_campgrounds · inventory_holds (OTA) · violations · iZ Cloud gate · BigQuery warehouse
| Seam | How new modules connect |
|---|---|
| 1 · Identity | CRM issues contact_id; CRS emits reservation events (new Sidekiq webhook — no event bus exists today) → CRM resolves/dedupes (phone-first) → writes crm_contact_id back. One synchronous call back: flag lookup at booking, fail-open. |
| 2 · Inventory | Tenancy lots = sites + usage_mode (calendar_events stays the one availability truth). A lease places a hold on its site — can't double-book. |
| 3 · Money | CRS installments/payments/payouts + tenant ledger both emit charge-coded events (via a Rails outbox) → one accounting stream → the native GL. Nobody edits; everybody reverses. |
| 4 · Entity registry | Accounting owns entities + effective-dated park→entity mapping + entity-owns-entity. Fund vehicles map 1:1 to entities. CRM org bridge references it read-only. |
| 5 · Warehouse | Everything streams to the existing BigQuery warehouse → the Intelligence layer (reports, chat builder). |
CRM tables Tenancy Accounting Investor/Fund
Full specs: Data-Model-{CRM,Tenancy,Accounting,Investor-Fund}.md + Data-Model-Convergence.md in the product vault.
CRM — data structure OWN SERVICE · 28 TABLES
Phone-first identity (reservations have no email column). ← architecture
contacts · contact_identities (phone/email, verified) · contact_merges + dedup_reviews · occupants (contact ↔ reservation/tenancy, roles) · contact_relationships
leads · pipelines / stages · waitlist_entries (ranked, requirements) · intake_items (triage, parse confidence) · tasks · quotes / quote_holds · group_events / group_blocks / rooming_entries
conversations · messages · calls · templates · sending_domains · sending_numbers · suppressions (org-global) · broadcasts · campaigns · automations + runs · segments · activities
tags / flags · referrals · loyalty_rules · complaints · review_interceptions · packages · deletion_requests · park_secrets
| Links to existing RoverPass | How |
|---|---|
| reservations | EVENT in (Sidekiq webhook) → build contact + timeline; crm_contact_id written back |
| booking flow | SYNC out — one fail-open flag lookup (do-not-rent) at checkout |
| inventory_holds (OTA/Channex) | EVENT — OTA guests arrive as jsonb, parsed into contacts |
| reservations.license_plates → iZ Cloud | CRM owns plates, writes back; existing gate push untouched |
Tenancy — data structure IN THE MONOLITH (extends existing engine)
Wraps the existing flexible-reservation billing engine — doesn't replace it. ← architecture
tenancies (wraps a flexible reservation, UNIQUE reservation_id) · lot_details · payment_applications (+ allocation config) · deposit_records / deposit_deductions · late_fee_rules / assessments · promises_to_pay · applications / applicants / screening / decisions · notices · cash_payment_accounts · suspense_entries
sites.usage_mode (lot flag) · utility_rate_plans + tiers + pass-through · meter_reads.reading → decimal · meters index → decommission-aware
| Links to existing RoverPass | How |
|---|---|
| reservations + schedules + installments | tenancy WRAPS them — existing monthly guest migrates with one INSERT |
| calendar_events | lease places a hold (the one availability truth) — no double-book |
| payments / balances | payment_applications layer adds partials; PaymentAllocator = single choke point (eviction blocks, cash suspense) |
| violations (field PWA) · iZ Cloud | BRIDGE — enforcement + delinquency-driven gate suspension |
| accounting stream | ledger entries emit charge-coded events → the GL |
Accounting — data structure OWN SERVICE · ~50 TABLES
Derives from the CRS; append-only, sum-zero journal. ← architecture
entities · entity_park_mappings (effective-dated) · entity_positions (entity-owns-entity) · accounts (per entity, system-pinned) · journal_entries / journal_lines (sum-zero trigger, no UPDATE/DELETE) · period_locks
ingested_events (idempotent) · posting_rules (effective-dated) · posting_exceptions · integrity_checks
bank_connections (Plaid) · bank_accounts · bank_transactions · categorization_rules · payout_decompositions · reconciliations · vendors · vendor_documents · bills / bill_lines / approvals / payments · ten99_records
equity_classes · partner_positions · capital_account_entries · intercompany_pairs · management_fee_runs · close_checklists · budgets · fixed_assets · accountant_grants
| Derives from existing RoverPass | Via |
|---|---|
| installments / payments (Stripe/External/None) / stripe_payouts / tax_configs / purchases | Rails outbox (R7) → event catalog → posting rules → journal. Read-only adapter; CRS money model untouched. |
| Plaid | bank feeds → transactions → AI categorize → post |
Investor / Fund — data structure MODULE BESIDE ACCOUNTING
vehicles supertype (deal | fund) makes fund-on-deal a recursion. ← architecture
vehicles (deal|fund, map 1:1 to accounting entities) · deals · funds · fund_deal_positions · positions (holder = contact OR fund vehicle) · position_events (append-only: subscription/transfer/dilution)
equity_classes · waterfall_configs (versioned) · waterfall_tranches (character-tagged) · distribution_runs / lines / sources · capital_calls / sources · pref_accrual_entries · commitments
raises · data_room + access_log · invitations · subscriptions · esign_envelopes · funding_receipts · transfer_requests · valuations · portal_grants · deal_documents
| Links to existing + accounting | How |
|---|---|
| Accounting capital_account_entries | capital accounts here are VIEWS over the GL — single-writer rules; LP statement + balance sheet can't disagree |
| CRM contacts | investors/LPs ARE contacts with an investor role |
| campgrounds (CRS) | each deal references its park(s) via the entity map |
Lots & inventory ⇩ Export
Every lot is a reservation-system site. Sites already carry a type (SITE_TYPES: RV site, cabin, rv_in_place…) — tenancy adds a long-term / lease flag and the lot-level detail (MH lot, park-owned home) the reservation types don’t capture. calendar_events stays the one availability truth.
| Lot | Usage mode | Specs | Occupant | Rent | Meter | Status |
|---|---|---|---|---|---|---|
| 14 | Long-term RV | 50A · full hookup | S. Mitchell | $650 | W-014 | LEASED |
| 3 | MH lot · POH | Park-owned home | Dale & Karen Hobbs | $625 | W-003 | LEASED |
| 16 | Transient RV | 30A · water/elec | — | nightly | — | OPEN · RMS |
| 22 | Long-term RV | 50A · full hookup | M. Torres | $650 | W-022 | LEASED · PAST DUE |
| 9 | Long-term RV | 50A · full hookup | — (turn) | $650 | W-009 | MAKE-READY |
| 27 | MH lot | Abandoned unit | — | — | W-027 | STATUTORY TURN |
| S-4 | Storage | Covered RV storage | G. Okonkwo | $95 | — | LEASED |
Change usage mode + New tenancy Occupancy
A lease places a BlackoutDate hold on its site, so a leased lot can never be nightly-booked — same site, same calendar, new rules.
Flag Lot 16 for long-term use
Keep the site’s type; add a tenancy use of
The long-term flag enables lease + tenant-billing + metered rebill and removes the lot from nightly availability once a lease is active. It stays the same site in the reservation system — no data moves.
Change mode Cancel
Charges & rate plans
Monthly rates, fees and late-fee policy already live in the reservation system — PricePeriodLongTerm (a 12-month rate table on the site’s rates), ExtraFee (pet/vehicle/extra-person), and LateFeeConfig. Tenancy reuses that machinery and adds what a reservation flow lacks: lease-driven recurring billing, batch rent increases with statutory notice, and utility rate plans that auto-post to the tenant ledger.
| Charge | Code | Basis | Amount |
|---|---|---|---|
| Lot rent | 4010 | Monthly | per lease |
| Water | 4210 | Metered | $0.11/gal |
| Pet fee | 4050 | Monthly | $15 |
| Trash | 4220 | Monthly | $8 |
Water — $0.11/gal + $4 base, effective Jan 1 2026. rate history
Reads come from the reservation system’s existing meters (see Meter walk); this adds the rate + auto-rebill.
Raise rent on by effective with notice.
Preview: 14 lots affected · +$350/mo (+5.3% on these lots) · statutory notice verified per state · letters auto-generated with e-sign · increases schedule on the lease and notify the books.
Preview & stage Do it via renewals instead
Late fees reuse the monolith’s LateFeeConfig (dollar or %, amount, 3/5/7-day grace, per campground, once per installment). The only tenancy add here is per-lease / per-charge rules and linking each assessment to the ledger.
Work orders & maintenance NEW BUILD 5 OPEN + Work order
The reservation system already has a Tasks / Housekeeping system (Task / TaskHousekeeping: priority, due date, up to 10 photos, staff assignment, and it flips site.cleaning_status dirty→clean). It’s turn-cleaning oriented, not a full work-order desk. This lives in Reservations & Ops because it’s core, park-wide operations (common areas, transient sites AND long-term lots) — it extends the monolith’s Task system into a full work-order desk (vendors, parts, cost, bill-to-tenant). Tenancy just feeds and consumes it: tenant requests from the resident portal, and make-ready on the turn board.
Meter flagged 3.2× trailing average → work order opened automatically and the utility charge held in the exception queue until resolved. Assigned Diego · parts $85 · not blocking (occupied).
Close & bill Add note
| WO# | Lot | Issue | Source | Assigned | Status |
|---|---|---|---|---|---|
| 1041 | 14 | AC not cooling | Resident portal | Diego | AWAITING PARTS |
| 1039 | 9 | Turn — clean + repair | Move-out | Crew | MAKE-READY · HOLD ON |
| 1038 | Common | Pool pump | Field app | Vendor: AquaFix | SCHEDULED JUL 9 |
| 1036 | 22 | Skirting damage | Field app | Unassigned | NEW |
Make-ready reuses the existing site.cleaning_status (dirty→in progress→clean): a task holds the lot off availability until it’s clean, then it’s rentable again. Tenancy adds the vendor/cost/billing layer on top.
New work order
Lot · Issue
Assign · Priority
Billable repairs post their cost to the lot and the books on close. Resident-caused damage can bill to the tenant ledger.
Create Cancel
Move-outs & turns
The vacancy pipeline. The reservation system already tracks site.cleaning_status (dirty → in progress → clean) via housekeeping tasks; turns builds the tenant-side pipeline on top — notice → move-out disposition → make-ready → rentable — so a cleared lot re-lists automatically.
Notice given
DEPOSIT DISPOSITION DUE
Moving out
lien & disposal →
Make-ready
Available
RENTABLE
4 turns · avg vacancy 11 days · avg make-ready $340/turn · lost rent per turn ~$238. Every day a lot sits in make-ready is measured against rent.
Process Mitchell move-out Make-ready checklist
Move-out disposition (final proration + itemized deposit deductions + refund) runs from the resident ledger; closing the make-ready is what returns the lot to nightly/monthly availability.
Deposits ⇩ Export
Every security deposit is held as a liability (GL 2100). The total here equals the deposit-liability balance in the books — one ledger, always reconciled.
| Resident | Lot | Type | Held | Since | Status |
|---|---|---|---|---|---|
| S. Mitchell | 14 | Security | $500.00 | May 2026 | DISPOSITION DUE · MOVE-OUT AUG 20 |
| Dale & Karen Hobbs | 3 | Security | $500.00 | 2019 | HELD |
| G. Okonkwo | 17 | Security + pet | $700.00 | Mar 2025 | HELD |
| M. Torres | 22 | Security | $500.00 | 2023 | HELD · ARREARS $1,389 |
Deposit $500.00 − carpet clean $85.00 = net refund $415.00. Generates the state-compliant itemized statement, releases the liability in the books, and refunds via the original method.
Open dispositionDeposits originate in the service (the reservation system has no deposit-liability concept). Interest-bearing / escrow handling per state is configurable.
Lease L-0014 — Lot 14 ACTIVE
← Rent roll · ledger · Sarah Mitchell · fixed thru May 2027
Terms
| Document | Status | Date |
|---|---|---|
| Master lease (12-mo) | E-SIGNED | May 12 2026 |
| Rules & regulations | SIGNED | May 12 2026 |
| Pet addendum (1 dog <40lb) | SIGNED | May 12 2026 |
| Rig insurance certificate | EXPIRES DEC 2026 | chase automated |
Full e-sign trail: IP, timestamp, and signer identity on every signature — the record that holds up in court.
This lease places a BlackoutDate hold on Lot 14 for its full term — the lot can never be nightly-booked while leased. Terminate or move-out releases the hold.
Money
Balance $0.00 · autopay ON
→ full ledger
Deposit
$500 held · register
Itemized disposition at move-out
Status
Current · no violations
Inspections: move-in signed
Amend lease
Change
Amendments generate a signed addendum, version the lease, and update the schedule + books — the original stays on file.
Draft & send Cancel
Inspections + New inspection
Move-in, move-out and periodic inspections with photo checklists — building on the reservation system’s existing task photos (TaskHousekeeping) but adding tenant-signed condition records. Move-out findings pre-fill the deposit disposition with evidence — the record that survives a dispute.
| Area | Condition | Photos | Deduction |
|---|---|---|---|
| Lot pad & hookups | GOOD | 2 | — |
| Carpet (park-owned) | STAINED | 3 | $85 clean |
| Skirting | MINOR | 1 | $0 (wear) |
Push to disposition Send for tenant sign-off
| Inspection | Lot | Type | Date | Status |
|---|---|---|---|---|
| Mitchell move-in | 14 | Move-in | May 12 2026 | SIGNED BOTH SIDES |
| Torres periodic | 22 | Annual | due Jul 31 | SCHEDULED |
Closing the make-ready inspection is what returns a lot to rentable in the reservation system (see Move-outs & turns).
New inspection
Lot · Type · Template
Field staff complete it on the mobile app with photos; the tenant e-signs on their portal.
Create Cancel
Park-owned homes MHP
Homes the park owns — rented as POH or sold on a rent-to-own / contract-for-deed. Pure Rent-Manager territory the reservation system never modeled: the home is a fixed asset in the books, an RTO contract is a note receivable with a principal/interest split.
| Home | Lot | Status | Resident | Monthly | Note balance |
|---|---|---|---|---|---|
| 1998 Fleetwood | 3 | RENTED (POH) | Hobbs | $625 lot + $400 home | — |
| 2004 Clayton | 11 | RENT-TO-OWN | V. Ramirez | $780 (P&I + lot) | $28,400 |
| 2001 Champion | 27 | VACANT · ABANDONED-UNIT PROCESS | — | — | — |
Each $780 payment splits: lot rent $625 → rent income, home portion $155 → principal + interest on the note. The amortization posts to the books automatically; the buyer sees equity build on their portal.
A park-owned home sits on an MH lot (a reservation-system site), but the home is tracked as a separate asset. The lot still holds its calendar spot; the asset + contract live here and in the books.