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Property Management

Trust accounting, reconciliation, and compliance for rental and HOA property managers

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18 min read

FinCEN's Residential Real Estate Rule Is Vacated: What All-Cash Closings Still Require in 2026

A federal court in the Eastern District of Texas vacated FinCEN's Residential Real Estate Reporting Rule nationwide on March 19, 2026, one day before it took effect, and FinCEN's May 18, 2026 FAQs confirm no Real Estate Report is required and no retroactive filing will be demanded if the Fifth Circuit reverses. The Geographic Targeting Orders were untouched and still bind title insurers in covered metros, so this guide covers the rule's three-part test (residential, non-financed, entity or trust buyer), the seven-step reporting-person cascade, and the intake, retention, and reinstatement-kit practices closing professionals should keep dormant rather than delete.

Mike Thrift

real-estatecomplianceregulatory
11 min read

DSCR Loans, Explained: Qualify for Rental Property Financing on the Property's Cash Flow, Not Your W-2

A DSCR loan approves an investment property on its rental income instead of the borrower's tax returns — monthly rent divided by PITIA, with approvals typically near a 1.0 ratio, rates around 6.5%–8%, 20–30% down, and 3–6 months of reserves. Here is the math lenders run, what the loan costs, and the per-property records that decide the refinance.

Mike Thrift

loansreal-estatefinancing
14 min read

Food Hall Operator Bookkeeping: Percentage Rent by Vendor, CAM True-Ups, and One POS Across a Dozen Kitchens

Percentage rent by vendor (8–15% of gross sales, booked as ASC 842 variable lease income), CAM pools with annual true-ups, and one POS settlement split across a dozen merchants — the account structure a food hall operator needs, plus the benchmarks (revenue per square foot, bar share, occupancy) that show a hall is working.

Mike Thrift

bookkeepingreconciliationpoint-of-sale
8 min read

The Short-Term Rental Tax Loophole in 2026: Cost Segregation, 100% Bonus Depreciation, and the 7-Day Rule

How the short-term rental loophole lets W-2 earners deduct rental losses against salary — average guest stays of 7 days or less plus one of seven material participation tests move the property out of passive-loss rules, and a cost segregation study combined with the OBBBA's permanent 100% bonus depreciation can convert 20–30% of the purchase price into first-year deductions.

Mike Thrift

real-estatetax-planningcost-segregation
8 min read

Self-Storage Facility Bookkeeping: Why 'The Manager Deposited It' Isn't the Same as 'It's Reconciled'

How to keep accurate books for a self-storage facility — reconciling manager deposits against software batch reports, applying lien-sale proceeds (which recover roughly 39 cents on the dollar) against receivables instead of booking them as income, spreading annual property taxes across months, and tracking economic occupancy and RevPAF instead of raw occupancy.

Mike Thrift

bookkeepingsmall-businessreal-estate
7 min read

The $2.25 Million Lesson: What the RentGrow FTC Settlement Means If Your Business Runs Background Checks

RentGrow paid a $2.25 million civil penalty to settle FTC allegations of FCRA violations: duplicated eviction and criminal records, an undisclosed data source, and mishandled consumer disputes. Here is what the consent order requires, and the separate FCRA obligations — permissible purpose, written consent, adverse action notices — that any business using screening reports must still meet.

Mike Thrift

compliancelegalproperty-management
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