Real estate accounting · Tampa Bay & Nationwide
PadSplit, STR, MTR, LTR, flippers, and buy-and-hold investors — we keep your books clean, your properties profitable, and your lenders happy.
We onboard new clients at the start of each month — limited spots available.
The problem
Most bookkeepers treat a rental property like any other business. They don't know how Airbnb payouts work, can't reconcile PadSplit's weekly payment structure, and have never heard of a DSCR. You end up doing half the work yourself — or worse, getting reports that don't reflect reality.
Airbnb, VRBO, Furnished Finder, and PadSplit all pay differently — fees, holdbacks, and adjustments make reconciliation a nightmare without a bookkeeper who knows the platforms cold.
PadSplit pays weekly. Your mortgage is monthly. Your books need to handle both cadences cleanly — most general bookkeepers can't bridge that gap without creating a mess.
A single P&L for all your properties tells you almost nothing. You need to know which units earn, which are costing you, and which are worth refinancing or selling.
⚠ 2026 compliance alert
Digital payment platforms now report gross income directly to the IRS. If your books show net deposits instead of gross — or if your 1099-K and your P&L don't match — you're creating an audit flag that's 100% preventable.
If you hold properties across multiple LLCs, most bookkeepers can't deliver clean books at both the entity level and the consolidated portfolio level simultaneously.
Why Tampa Bay investors choose Lead Accountants
We know the Tampa Bay market, Florida STR regulations, and what DSCR lenders in this area actually require. We're local. We speak investor.
Who we serve
Whether you have one Airbnb or thirty doors across multiple LLCs and platforms, we have a system built for how you actually operate.
Platform payout reconciliation, occupancy tax, and nightly rate performance tracking — by property, every month.
Tenant tracking, monthly P&L, and Florida compliance for 30+ day stays with clean books every month.
Rent roll management, maintenance expense tracking, and lender-ready financials for traditional landlords.
Weekly payout reconciliation, per-room P&L, platform fee tracking, and occupancy reporting by unit.
Project-based bookkeeping, rehab vs. capital improvement separation, and cost-basis reporting per deal.
Portfolio-level reporting, equity tracking, performance by asset, and refi-ready books when the time comes.
Holding properties across multiple LLCs or strategies? We deliver entity-level and consolidated reporting across your full stack — STR, PadSplit, LTR, and flips all in one unified picture.
QuickBooks cost advantage — only with Lead Accountants
We work in both QuickBooks Desktop and QuickBooks Online — and depending on your current setup, we may be able to significantly reduce what you're paying for QB subscriptions today. Ask us how. Many clients find the savings help offset their accounting fees.
DSCR loans & financing
DSCR lenders don't look at your W-2. They look at your property's cash flow — which means they look at your books. If you can't produce 12 months of clean property-level P&L and a current rent roll, you're not ready to close.
Get DSCR-ready →Property-level P&L — 12 months
Not a combined portfolio summary. Not a bank statement. A clean, per-property income statement that shows NOI clearly.
Current rent roll
Unit-by-unit occupancy, monthly rent, and lease terms. For PadSplit operators, that means per-room data.
Bank statements that reconcile
Your deposits must match your stated income exactly. Gaps kill deals — often the week before closing.
What we do
Every service we offer is tailored to the specific needs of real estate operators — not adapted from a generic small business template.
Accurate, property-level books closed every month — including per-room reporting for PadSplit and co-living operators who need more than a top-line property P&L.
Behind on your books? Switching from DIY to professional bookkeeping? We specialize in real estate cleanups — including untangling mixed PadSplit and STR income streams.
We don't file taxes — but we make sure your books are CPA-ready with every platform's income correctly categorized and documented before year-end.
For investors who want strategic support — including analysis of whether a property performs better as an STR, PadSplit co-living unit, or traditional rental.
Case studies
Reconciled Airbnb, VRBO, and direct booking payouts across six Florida properties, implemented occupancy-tax tracking for state compliance, and delivered monthly per-property P&L reports. The owner identified two underperforming units and repriced or repositioned them within 60 days.
Result: Identified underperforming units and increased effective portfolio yieldSet up a reconciliation system for a 4-property PadSplit portfolio with 18 rooms, correctly mapping weekly platform deposits to monthly close, tracking per-room occupancy and net income after PadSplit fees. The investor finally had a clear picture of actual room-level returns vs. what the platform dashboard showed.
Result: Per-room visibility revealed two underperforming rooms repriced immediatelyImplemented property-level tracking across a mixed STR and LTR portfolio held across three LLCs, delivering both entity-level and consolidated monthly reporting. Ownership now makes hold, refi, and sell decisions based on real monthly performance data.
Result: Refinanced two underperforming assets within a quarter of clean reportingSet up project-based accounting across four active rehabs, correctly separating repair expenses from capital improvements, and produced cost-basis reports for each property. Tax prep time dropped significantly and the investor had accurate numbers to guide pricing decisions mid-project.
Result: Accurate per-project cost basis reduced tax prep time and improved deal analysisWhy not DIY?
Most investors start with DIY bookkeeping. At 1-2 properties it's manageable. By 3-4 properties across different platforms, it starts breaking down in ways you don't immediately notice.
| Situation | Spreadsheet / DIY | Generic bookkeeper | Lead Accountants |
|---|---|---|---|
| Platform payout reconciliation | ✗ Manual, error-prone | △ Often records net only | ✓ Gross + fees, every platform |
| Property-level P&L | ✗ Everything combined | △ Sometimes, extra cost | ✓ Every property, every month |
| PadSplit weekly reconciliation | ✗ Hours of manual work | ✗ Most can't do it | ✓ Built-in system |
| DSCR-ready financials | ✗ Weeks to prepare | △ Possible but slow | ✓ Available by the 10th |
| Repairs vs. capital improvements | ✗ Usually wrong | △ Hit or miss | ✓ Correct every time |
| IRS 1099-K reconciliation | ✗ Often missed | △ Varies | ✓ Always reconciled |
△ = possible with effort ✗ = typically missing or incorrect
Client stories
I was recording net Airbnb deposits for two years and thought my books were fine. Lead Accountants showed me I had been underreporting revenue and missing platform fees as deductions the entire time. My CPA was relieved — and so was I when I saw the tax savings.
M.R.
STR Operator · 4 Airbnb properties · Tampa Bay
PadSplit's weekly payment structure broke every bookkeeper I tried. Lead Accountants had a system built specifically for it — weekly deposits mapped to monthly books, per-room P&L, the whole thing. I finally know what each room actually earns after fees.
D.T.
PadSplit Host · 3 properties · 14 rooms · Tampa
My DSCR broker asked for 12 months of property-level P&L and I had nothing. Lead Accountants cleaned up 8 months of backlog and got my books current. I closed the cash-out refi six weeks later. The accounting paid for itself on that one deal alone.
J.K.
Buy-and-Hold Investor · 8 properties · 2 LLCs · St. Petersburg
Plans
Professional accounting services at flat monthly rates. Every tier includes bookkeeping as a core deliverable — because clean books are the foundation of everything else we do. Pick the plan that fits your portfolio and know your financials are closed by the 10th, every month.
Getting started
$350/mo
Annual prepay: $3,780/yr (save $420)
1–2 LTR or MTR properties · single entity
For investors just getting serious. Quarterly close, clean books, and a clear upgrade path as your portfolio grows.
Operator
$650/mo
Annual prepay: $7,020/yr (save $780)
3–6 properties · any rental strategy
Full monthly close for growing portfolios — STR, MTR, LTR, or PadSplit. Property-level P&L every month.
Portfolio
$1,350/mo
Annual prepay: $14,580/yr (save $1,620)
7–15 properties · or complex STR/PadSplit portfolios
For operators who need more than clean books — variance analysis, lender-ready financials, and multi-entity support.
Portfolio Pro
$2,000/mo
Annual prepay: $21,600/yr (save $2,400)
16+ properties · multi-entity · complex structures
For established investors with complex structures who need comprehensive reporting and CPA-ready books every month.
CFO Partner
$3,000/mo
Annual prepay: $32,400/yr (save $3,600)
Full accounting + strategic advisory
For investors who want a true financial partner — not just a number-cruncher. Strategy, analysis, and forward-looking guidance every month.
Platform complexity note
STR (Airbnb/VRBO) and PadSplit portfolios require additional reconciliation work. Add $150/mo for platform-heavy portfolios in the Getting Started and Operator tiers.
Onboarding fee
$750 one-time — covers QuickBooks setup (Desktop or Online), chart of accounts restructure, and platform integrations. Waived entirely on annual prepay plans.
Add-on rates
Catch-up / cleanup: $125/hr · Standalone advisory: $175/hr · Both billed as project estimates with your approval before work begins.
Real estate accounting for flips and new construction is a different discipline from rental bookkeeping — it requires draw tracking, contractor payment reconciliation, repair vs. capital improvement decisions, and cost-basis reporting on every deal. We price it separately so your rental portfolio rate never absorbs your project work.
How it works
Billing is tied to active project phases, not calendar months. A project month is billable at the active rate when draw disbursements, contractor payments, material purchases, permit fees, or any project-attributed transactions occur. When a project goes dormant — waiting on permits, a stalled build, or a listed property — billing drops to a reduced holding rate until activity resumes.
Active project rate
Applies in any month with qualifying transactions. Rate scales with project size and transaction volume.
| Project size | Monthly rate |
|---|---|
| Under $300K | $350/mo |
| $300K – $600K | $450/mo |
| $600K+ / New Construction | $600+/mo |
$600K+ / new construction scoped per engagement.
Dormant / holding rate
Per dormant project
Applies in any month with no qualifying project transactions. File is maintained, books stay reconciled, and we resume the moment activity picks back up.
No restart fee.
Project close-out fee
Per project at disposition
At sale, refinance, or conversion to rental. Covers final reconciliation, cost-basis report, and CPA handoff package.
The flip/construction add-on can be layered onto any Lead Accountants monthly plan — Portfolio, Portfolio Pro, or CFO Partner. Each active project is a separate line item. Projects are added and removed as they open and close — you only pay for what's active.
Discuss your pipeline →Common questions
Yes — PadSplit is one of the trickier platforms to reconcile because it pays weekly while your mortgage, utilities, and expenses are monthly. We build a reconciliation system that maps PadSplit's weekly deposits to your monthly books cleanly, and report net income per room after platform fees so you can see true room-level performance.
Yes. Mixed-strategy portfolios are increasingly common and we're built for them. Each property gets its own P&L regardless of strategy, and we produce a consolidated view across your entire portfolio so you can compare performance across rental types apples-to-apples.
Yes — multi-entity setups are our specialty. We handle each LLC separately and provide consolidated reporting across your entire portfolio so you see both the entity-level and the full picture in one place.
We support Florida STR operators with occupancy and lodging tax tracking and reporting. Some platforms like Airbnb remit on your behalf in Florida — we make sure your books correctly reflect what was collected and remitted so there are no surprises at year-end.
Both. Flip and new construction accounting is offered as a dedicated add-on — project-based bookkeeping that tracks every expense by deal, correctly separating repairs from capital improvements, and producing cost-basis reports for each property. This keeps your books clean and your CPA happy at tax time.
Both QuickBooks Desktop and QuickBooks Online. We work in whichever fits your situation — and depending on your current setup, there may be an opportunity to reduce what you're paying for QuickBooks today. Many of our clients are surprised by how much they can save. Ask us about it on your free consult call — the savings alone can offset a meaningful portion of your accounting fees.
A transaction is any line item that hits your bank, credit card, payment processor, or platform feed that needs to be categorized in your books. We look at total monthly volume across all connected accounts.
That's one of the most common reasons investors come to us. Our cleanup and catch-up service is designed for exactly this situation. We start by getting your books in order, then move you into a clean monthly maintenance cadence. Cleanup is billed as a separate project before monthly service begins.
Our flat monthly packages start at $350/mo and scale by portfolio size and strategy complexity. Getting Started ($350/mo) covers 1-2 LTR or MTR properties. Operator ($650/mo) covers 3-6 properties of any strategy. Portfolio ($1,350/mo) is our most popular tier for 7-15 properties or complex STR/PadSplit portfolios. Portfolio Pro ($2,000/mo) covers 16+ properties or multi-entity structures. CFO Partner ($3,000/mo) adds full strategic advisory on top of accounting services. STR and PadSplit portfolios add $150/mo in the lower tiers due to platform reconciliation complexity. A one-time $750 onboarding fee applies — waived on annual prepay. We confirm fit and recommend a plan on your free consult call.
The $750 onboarding fee covers QuickBooks setup or cleanup, chart of accounts restructured for real estate, platform integrations (Airbnb, PadSplit, Furnished Finder, etc.), and your first full monthly close. It's a one-time cost — and it's waived entirely when you prepay annually. Most clients recoup this in the first month by having their books set up correctly from day one.
Yes. You can move up or down a plan as your portfolio changes. We typically review scope together after the first quarter to make sure you're on the best fit — and we'll proactively flag when your portfolio has grown into a higher tier.
Lead Accountants brings Fortune 500 accounting discipline to real estate operators. Our background includes SEC reporting and complex multi-entity financial management at the corporate level — which means the same standards that hold up under SEC scrutiny are applied to your rental portfolio every single month.
The result is financials that don't just look clean — they hold up under lender review, CPA audit, and DSCR underwriting. We serve real estate operators across Florida and nationwide, from single-property STR hosts to large multi-LLC portfolios.
Get the monthly investor accounting digest
One email per month — tax deadlines, platform changes, and accounting insights for Tampa Bay real estate operators.
"Your properties are the business. Our job is to make sure the numbers reflect that — clearly, every month, without you having to ask."
— Lead AccountantsGet started
Book a free 20-minute consult. We'll review your current setup, identify any gaps, and recommend the right plan — whether you're running Airbnb, PadSplit, or a mix of both.
Florida-based · Real estate operators only · Month-to-month · No long-term contracts