Books built for how investors actually get paid.
QuickBooks wasn't made for subject-to, wraps, private money or 12 rentals across 3 counties. AdwaBook was. Profit by property, every loan tracked, and Schedule E ready for your CPA.
Live now Free for 60 days for the first 500 accounts
Everything an investor's books need
P&L for every property
See which door makes money and which one bleeds, with taxable net and real cash flow side by side.
Any loan, any deal
Subject-to, wraps, seller finance, lease options, DSCR, conventional, FHA, VA, hard money, private money and HELOCs. Payment, balance, spread and equity on every one.
Every LLC kept separate
Each property and bank account belongs to its LLC. Transfers between your LLCs are spotted and kept out of income.
Schedule E, filled in
Rents, repairs, interest and taxes on the right lines, by property. One click to export for your CPA.
Missing-rent alerts
If a property that usually gets rent hasn't been paid by the 5th, AdwaBook texts you.
Ask Adwa AI
"Which rental lost money?" "What did I spend on repairs at Ridge Rd?" Answers from your own numbers.
Creative finance guides
Subject-to bookkeeping →
Track the underlying loan, PITI, rent and cash flow on every sub-to deal.
Wrap mortgage accounting →
Book the payment you collect, the one you pay, and your spread.
Wrap spread calculator →
Work out your monthly spread and equity on any wrap deal.
Every plan starts with 60 days free
Starter
- Up to 3 LLCs or businesses
- 3 live bank connections
- Ask Adwa AI
- Catch up past statements
Investor / Growth
- Up to 6 LLCs or businesses
- 6 live bank connections
- Ask Adwa AI
- Priority support
Portfolio
- Unlimited LLCs and businesses
- Unlimited bank connections
- Ask Adwa AI
- Onboarding call
Founding members (first 500 accounts) get the $79 plan for $39 a month for life. Compare every feature →
We handle your books. You handle your business.
Every plan starts with 60 days free. No credit card required.