Capital review
Send your property list and debt schedule. We come back with what is maturing, what is mispriced, where equity is trapped and which files would not survive underwriting today. Thirty minutes, no fee.
Home Property portfolios
For property investors 5+ units · 3+ entities
Your lender rejected
your financials. Again.
Past four units you are in commercial loan territory, and the underwriting shifts from you to the property. We build the file that gets underwritten: entity-level statements, a debt schedule, a reconciled rent roll and DSCR that holds up.
Book a 30-minute call
See what is in the package
No pitch deck, no obligation. If we are not the right fit, we say so on the call.
Qualify the property,
not your W-2.
Under five units you borrow on your own income. Above it you are in commercial territory, where the lender underwrites the asset: net operating income, debt service coverage, the rent roll, the condition of every entity that touches the deal.
That is a different standard of record-keeping, and most portfolios arrive at it with books built for a tax return. The return is a backward-looking summary. An underwriter wants a forward-looking operating picture, property by property, and wants it to tie out.
A rejected package is rarely a rejected deal. It is usually a delay, at a rate you were not quoted, on a closing date you had already committed to.
What the underwriter
actually receives.
Entity-level statements
A P&L and balance sheet per LLC, and a consolidated view across the portfolio. Not one merged file you have to explain.
Debt schedule
Every loan in one table: lender, balance, rate, maturity, amortisation, covenant. The first thing an underwriter asks for.
Rent roll, reconciled
Unit by unit, tied back to what actually landed in the bank. Not the number your property manager printed.
Property-manager statement reconciliation
We check the PM statement against the deposits. Duplicate charges, missed deposits and mis-posted repairs surface before your lender finds them.
DSCR analysis
Net operating income against debt service, per property and portfolio-wide, calculated the way a commercial underwriter calculates it.
Sources and uses
Where the money is coming from and where it is going, for the specific transaction in front of you.
Fixed fee first.
Retainer only if it earns it.
The package
Fixed fee, quoted before we start. We take the file apart entity by entity and hand back statements, debt schedule, reconciled rent roll, DSCR analysis and sources-and-uses. Yours to submit, to any lender.
Kept current
Most portfolios refinance or acquire again within the year. The monthly engagement keeps the books lender-ready continuously, so the next transaction does not start with a clean-up.
Five units and up.
More than one LLC.
Residential portfolios roughly between five and a hundred and fifty units, held across three or more entities, where a refinance, an acquisition or a partner buyout is somewhere on the horizon.
If you have two rentals and one LLC, a good bookkeeper and a tidy spreadsheet will serve you better than this does, and we will tell you so on the call.
Read from the
lender's side first.
The accountant who runs Oak Path spent a year as a credit analyst at an Australian lender, assessing the files borrowers sent in, and time in fund operations and Big-4 audit at EY. More on the background.
That is the useful part here. Most people preparing these packages have only ever seen them from the borrower's chair. Knowing what gets a file sent back is a different kind of knowledge, and it is most of the job.
Straight answers.
Do you place the loan?
No. We prepare the borrower, not the debt. You keep your own lender or broker, and we make sure the file they receive is one they can underwrite without three rounds of questions. We are accountants, not mortgage brokers.
What if my books are years behind?
That is the normal starting point. The diagnostic tells you exactly how far behind and what the clean-up costs, in writing, before any of that work begins.
I already have a CPA.
Good. Keep them. A tax preparer files a return once a year; this is the monthly operating record the return gets built from, and the package your lender needs in between. We coordinate with whoever files for you.
How many properties do I need?
The package earns its fee from roughly five units and three entities upward. Below that, a good bookkeeper and a tidy spreadsheet will usually do.
What does it cost?
The diagnostic is a fixed fee, quoted before we start. If you continue into the monthly engagement it runs from $2,500 a month, scoped after the diagnostic and fixed for the agreed term.
Next step
Send the debt schedule.
We’ll tell you what a lender sees.
Book a 30-minute call
Send a message
No pitch deck, no obligation. If we are not the right fit, we say so on the call.