Clean books for every subject-to deal.
You took over the seller's loan. Now you're paying a mortgage that isn't in your name, collecting rent, and covering taxes and insurance, often across several LLCs. Generic bookkeeping software has no idea what to do with that. AdwaBook does.
Track my subject-to deals free →Why subject-to books get messy
The loan isn't in your name
Your payment goes to the seller's lender, so it's easy to lose track of which property it belongs to.
Payments bundle everything
One mortgage payment can cover principal, interest, taxes and insurance. Your CPA needs those pieces.
Deals pile up fast
Three sub-to deals in three LLCs, rent in through Zelle, payments out through autopay. That's a mess by March.
How AdwaBook keeps it straight
- Bring in your transactions. Connect your banks, or drop in PDF statements from any bank. Every statement is checked against its own totals.
- Adwa sorts each one. Mortgage payments, rent, repairs and insurance land on the right property and the right LLC. Not sure about one? It asks once, then remembers that payee.
- Track the underlying loan. Log the seller's loan on Deals and loans with its balance, rate and payment, so you always know where it stands.
- See real cash flow per deal. Rent in, payments and expenses out, by property and by LLC, for any month, year or date range.
- Hand your CPA clean numbers. Schedule E by property and a one-click export. How to report interest on a loan in the seller's name is a CPA call, so AdwaBook keeps the payments clearly labeled for them.
Spreadsheets and generic software
- No place for the seller's loan
- Payments lumped into "mortgage"
- LLCs mixed together
- Rebuilt by hand at tax time
AdwaBook
- Underlying loans tracked per property
- Every payment sorted to the right deal
- Every LLC separate, one login
- Schedule E and CPA export in one click
Related
Selling on terms instead? See wrap mortgage accounting, or run your numbers with the free wrap spread calculator.
AdwaBook organizes your books. It isn't tax or legal advice. Talk with your CPA about how to report your deals.
We handle your books. You handle your business.
60 days free for founding members. No credit card required.