Industry expertise
Real estate runs on the performance of individual properties and the entities that hold them — and most accounting systems flatten that detail into a single number. Laya keeps clean, property-level books inside structures that often run an LLC per asset, so investors, brokerages, property managers, and small developers can see exactly where the returns come from. Whether you hold one rental or a portfolio across several entities, the books are ready for partners and lenders.
Your business
When rents, repairs, debt service, and management fees land in one combined ledger, you can't tell which building actually performs. Tracking income and expense at the property level — then rolling it into a portfolio view — is what makes returns and problem assets visible.
Holding each asset in its own LLC protects liability but multiplies the bookkeeping: separate bank accounts, separate ledgers, and intercompany transfers between entities and a management company. Without discipline, those movements blur ownership and distort each entity's results.
Equity partners want distributions, capital accounts, and returns; lenders want clean statements and debt-service coverage. Pulling reliable figures together from scattered records — often under a deadline — is slow and error-prone when the underlying books aren't built for it.
Buildings depreciate over decades, improvements are capitalized separately, and a 1031 exchange carries basis from a sold property into its replacement. Mistracking cost basis or accumulated depreciation creates real tax exposure that surfaces years later at sale.
Our approach
We structure your chart of accounts and use classes or locations in QuickBooks Online so every dollar of rent, repair, mortgage interest, and management fee ties to a specific property. Each monthly close produces a P&L per property and a consolidated portfolio view, so you can see net operating income asset by asset.
We support an LLC-per-property structure with each entity scoped as its own engagement, keeping separate books and bank reconciliations for every one. Transfers between entities and your management company are recorded as intercompany activity that nets cleanly, so ownership stays accurate across the whole structure.
We keep the books in a state where partner distributions, contributions, and balance sheets are current — so when an investor or lender asks, you're not rebuilding history. Statements come straight from a closed set of books, giving capital partners and underwriters numbers they can trust.
We maintain a fixed-asset and depreciation schedule for each property, separating land from building and capitalizing improvements correctly. When you complete a 1031 exchange, we carry the deferred basis into the replacement property so your records — and the gain deferred — are documented and audit-ready.
FAQ
A few practical details, so you know what to expect.
Examples and guides
Explore an illustrative monthly close and practical guides to the decisions your reports can support.
Start with a conversation
We’ll talk through your business, your books, and where you could use a hand.
