Property management bookkeeping in Atlanta for management companies, owner-operators, and landlords running other people’s properties. Trust accounting that ties out, owner statements that make sense, and management-fee revenue tracked cleanly — every month. Remote, serving Metro Atlanta and nationwide.
Property management books break differently
A property manager isn’t just a landlord with more doors. You’re holding other people’s money — rent that belongs to owners, deposits that belong to tenants — and the accounting has to prove, at any moment, exactly whose money is whose.
That’s where most property management books fall apart. Owner funds and company funds blur together. Security deposits get booked as income. Management fees hide inside a wall of pass-through rent. And when an owner asks “where’s my money?”, the answer takes three days to reconstruct.
We build books where trust liabilities, owner draws, and your actual management revenue are separated cleanly — so your statements are defensible and your real profit is visible.
The Georgia rule that makes this non-negotiable
Georgia adds a specific reason this matters. Under O.C.G.A. 44-7-30 through 44-7-37, security deposits generally have to sit in a dedicated escrow account at a bank or lending institution regulated by the state or federal government – not a landlord’s operating account, and not mixed with rent. Individual owners holding ten units or fewer are exempt from the escrow requirement on their own, but that exemption disappears the moment they hire a property management company. In plain terms: if you manage property for someone else in Georgia, the escrow requirement applies to the funds you hold, regardless of how small the individual owner’s portfolio is. Tenants also have to be told in writing where that escrow account sits. This is exactly the trust-liability structure we build – deposits and owner funds held separately, reconciled to the penny, with a paper trail that answers a state inquiry the same way it answers an owner’s question.
What we handle for Atlanta property managers
- Trust accounting. Owner funds and tenant deposits held as liabilities, reconciled to the penny. Your trust balance always ties to what you actually owe.
- Owner statements. Clean monthly statements per owner — rent in, expenses out, management fee, net disbursement — that owners can actually read.
- Management-fee revenue. Your fee income separated from the pass-through rent it’s buried in, so you finally see what the company earns.
- Platform reconciliation. We work inside AppFolio, Buildium, and DoorLoop and reconcile them against QuickBooks and the bank — the gap between the platform and the bank is where errors hide.
- Multi-entity structures. Management company, holding entities, and owner LLCs kept straight, with intercompany transfers booked as due to / due from.
- Security deposits. Booked as the liability they are, moved to income only when actually retained under the lease.
Bookkeeping, accounting, or a bookkeeper — what you actually need
People come to us searching for different things. Some want property management accounting services, some want property management bookkeeping services, and some just want to hire a property management bookkeeper. In practice the request behind all three is usually the same: the trust account has to tie out, the owner statements have to be defensible, and the management fee has to land in the right place.
Where the words genuinely differ: bookkeeping is the monthly work of recording and reconciling what happened. Accounting usually means that plus the interpretation on top — how the entity is structured, what the statements say about the business, what your CPA needs at year end. We do the first as routine and the second where it is useful. What we do not do is file your returns; that stays with your CPA, and we make their job cheaper by handing over books that reconcile.
If you want to know where you stand before speaking to anyone, run the self-check first: seven signs your property management books will not reconcile.
Who this is for
- Third-party property management companies managing single-family or small multifamily across Metro Atlanta
- Owner-operators who self-manage a growing portfolio and have outgrown the spreadsheet
- Short-term rental managers running units on behalf of owners
- Associations and HOAs needing clean, auditable books
Serving property managers across Metro Atlanta
We work with management companies throughout Metro Atlanta and North Georgia — Buckhead, Midtown, Decatur, Sandy Springs, Alpharetta, Roswell, Marietta, Kennesaw, Woodstock, Duluth, Lawrenceville, and the surrounding counties.
How we work: Profit Partners is a fully remote firm. Everything runs through QuickBooks Online, your management platform, secure document sharing, and scheduled calls — which keeps our fees lower and our turnaround faster than a traditional Atlanta firm. We don’t do in-person visits, and our clients prefer it.
Pricing
- Essentials — from $500/mo. Single entity, monthly bookkeeping, reconciliations, and financial statements.
- Growth — from $900/mo. Multi-entity or multi-owner books, trust reconciliation, class tracking, and monthly review calls. Most management companies land here.
- CFO Partner — from $1,500/mo. Everything in Growth, plus cash flow forecasting and strategic guidance as you scale doors.
Frequently asked questions
Do you work inside AppFolio / Buildium / DoorLoop?
Yes. We pull from your platform directly and reconcile it against QuickBooks and the bank. The platform and the bank rarely agree on their own — closing that gap monthly is exactly the work.
Can you fix trust-account books that are already a mess?
It’s a lot of what we do. Commingled funds, deposits booked as income, owner balances that don’t tie — we’ve untangled all of it.
Do you produce the owner statements?
We make sure the numbers behind them are right and reconciled. Many managers generate statements from their platform; we ensure the platform and the books agree so the statements are defensible.
Do you meet in person in Atlanta?
No — we’re 100% remote and upfront about it. Video calls, shared drives, and QuickBooks Online. Faster service for less than a local office charges.
Do you do taxes?
We don’t file returns. We prepare tax-ready books and work directly with your CPA.
Get your trust accounting under control
Start with a free books review. Thirty minutes, no pitch. We’ll look at how your owner funds, deposits, and management fees are being tracked and tell you honestly what’s working and what isn’t.
Or reach us directly: 678-221-6186 · chriss@myprofitpartners.com
Related reading: Bookkeeping for Atlanta Real Estate Investors · Bookkeeping Services in Atlanta · AppFolio Bookkeeping · Free guide: 7 Real Estate Bookkeeping Mistakes
This page is general information, not tax or legal advice. Confirm trust-accounting requirements with your CPA and applicable Georgia regulations.
Looking for the full service scope? See our property management accounting services in Atlanta.
For the QuickBooks side of per-property reporting, see how to track multiple properties in QuickBooks Online.
Running your own portfolio on AppFolio? See AppFolio bookkeeping for real estate investors in Atlanta.
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