Overview
A budget that omits vacancy and reserves will always look profitable and always be wrong.
A budget that omits vacancy and reserves will always look profitable and always be wrong.
Budget with a realistic vacancy allowance, a maintenance reserve, an annual capital reserve per unit, and the fixed costs you actually pay — then judge the property on what is left, not on gross rent.
A budget that omits vacancy and reserves will always look profitable and always be wrong.
Deals go wrong on the lines people leave out: vacancy, turnover, capital replacement. Rent minus mortgage is not cash flow.
Reserves are the difference between a bad month and a crisis. A roof or a compressor is not a surprise, it is a scheduled cost with an unknown date.
1. Start from gross scheduled rent, not collected rent. 2. Subtract a vacancy allowance based on your actual turnover rate. 3. Budget maintenance as a percentage of rent, separate from capex. 4. Fund a capex reserve for roof, HVAC, and appliances by remaining useful life. 5. Include management fees, insurance, taxes, and turnover costs. 6. Review actuals against budget monthly, not annually.
Use local vacancy data for that submarket rather than a rule of thumb, and add turnover days you actually experience. Assuming full occupancy is the most common budgeting error.
Structure an owner statement so income, expenses, fees, and distributions match the source records.
Track income, expenses, deposits, and owner distributions per property. Export to QuickBooks or generate owner statements natively.
Rent roll, delinquency, vacancy, work-order aging, and owner statements — always current because the reports read live records.
Give every property owner a login for live statements, distributions, documents, and lease status — so they stop emailing you for the same report every month.
Draft listings, notices, and summaries with AI, and read findings that always show the underlying evidence. Review is required before anything goes out.
Predictable statements, live property visibility, and proactive notice on anything expensive.
$49/month includes 5 units, then per-unit pricing that drops as you grow. Optional modules are billed separately and must be added deliberately.
Try Ayillo30 days free. A card in your own name is required to start — we place a refundable $1 authorization to confirm it, and release it right away. Cancel any month.