Accurate, detailed and personable; three of many qualities that Diane brings to the table every single day. There is no one I would trust more than Diane with my bookkeeping.
Call (417) 323-2629 or have me call you.
Industries · Real EstateBookkeeping for real estate agents and investors
Real estate money moves in odd shapes. Commission checks show up with the split already taken out, one closing statement can hide a dozen entries, and rent lands in the same account as a security deposit that isn’t yours to spend. I keep books for agents and investors anywhere in the United States, from the Springfield, Missouri area, in QuickBooks Online over Zoom. Your CPA gets a clean file at tax time.
For agents
Commission income looks simple until you try to reconcile it. The check that hits your account is net of your broker split, and usually net of fees too. Record just the deposit and you’ve understated what you earned and hidden what it cost you to earn it. I book the whole thing, and I keep your expense categories short and obvious.
- Commission income and splits recorded so you can see the gross commission, the broker share, and what you actually kept
- Cap tracking, so you know where you stand against your broker cap without calling the office
- Mileage, marketing, and MLS dues in plain-word categories that match how you really spend
- Schedule C readiness: books organized so your CPA can lift the numbers straight onto the return
For investors with rentals
Rental books need to answer one question fast: how’s each property doing on its own? I set up one QuickBooks Online file with a class for every property, so you get a P&L per address and a combined picture, and you’re not paying for a separate subscription per door.
- Per-property P&L with classes, so every address stands on its own
- Security deposits held as liabilities, because that money is refundable and the books should say so
- Repairs versus capital improvements recorded correctly in the books (depreciation itself is your CPA’s call, and the books give them what they need to make it)
- Refis and closing statements entered line by line from the settlement statement, so loan balances, escrow, and closing costs come out right
- Schedule E readiness: income and expenses organized by property, the way the form wants them
My rental property chart of accounts guide walks through the account structure I use, if you want to see it. And if you also manage properties for other owners, that work has its own rules. My property management bookkeeping page covers trust accounts and owner statements.
How pricing works
Monthly bookkeeping is a flat monthly fee, quoted in writing after a free review of your file. For real estate, the quote comes from how many properties and accounts I track, how many transactions move in an average month, and whether commissions and rentals both run through the file. If the books are months or years behind, that’s a cleanup with its own fixed project quote first. The pricing page walks through what moves the number, and you get the price in writing before I touch anything.
Reviews
5 out of 5 stars
5 out of 5 stars
What people say about working with me
Diane is very competent and dependable. She has been working in the bookkeeping, finance, and records area for many years and does great work. Her services are recommended.
Questions
Questions I hear a lot
I’m an agent and I also own rentals. Should that be one set of books?
They’re separate activities and I keep them separate in one QuickBooks file. Commission income goes on a Schedule C and rentals go on a Schedule E, so the books have to keep the two from blurring together. I set that up when we start.
How do you track a flip?
With project-style tracking, so every dollar of purchase, rehab, holding, and selling cost lands on the right property. When the sale closes you see what you actually made on that flip. Your CPA gets one clean set of numbers for the return.
Do you work with my transaction coordinator or team?
Yes. I fit the workflow you already have. If a transaction coordinator handles the files and an assistant handles the invoices, I work around them instead of asking everybody to learn a new system. Mostly what I need is access to the accounts and the statements.
Do you do my taxes?
Your CPA files the return. What they get is a reconciled, tax-ready file with commissions and rentals already separated, and I’ll send it to them directly if you’d rather I did. If you don’t have a CPA, I work alongside several firms and I’ll introduce you.
Do you work with agents and investors outside Missouri?
Yes. I keep books for clients anywhere in the United States, in QuickBooks Online over Zoom. In person is easy if you’re around Springfield. It starts with a free call.
A Form 990 on extension is due November 16, 2026. Your CPA needs reconciled, fund-level books to finish it, and that’s the part I do.
Filed an extension for 2025? Those returns are due October 15, 2026. Your CPA needs a reconciled 2025 file before then, and the sooner I see it the more room we both have.
1099s for your subs and vendors are due February 1, 2027, and they’re built from a full year of entered payments. If 2026 is behind, the last weeks of the year are the time to catch it up.
1099s for your subs and vendors are due February 1, 2027, the same day your payroll provider sends W-2s. If the 2026 books aren’t entered yet, that’s the first thing I’d fix.
S corporation and partnership returns are due March 15, 2027. Your CPA needs a reconciled 2026 file to file on time.
Individual returns are due April 15, 2027. A reconciled 2026 file is what your CPA needs to file, or to file the extension with real numbers.
Talk to me
You’ll get a profit and loss for every rental and see which ones pay.
If you’re an agent too, your commissions stay apart from the rentals, so your CPA can lift the numbers straight onto the return. You’ll have the price in writing before any work starts.
A Form 990 on extension is due November 16, 2026. Your CPA needs reconciled, fund-level books to finish it, and that’s the part I do.
Filed an extension for 2025? Those returns are due October 15, 2026. Your CPA needs a reconciled 2025 file before then, and the sooner I see it the more room we both have.
1099s for your subs and vendors are due February 1, 2027, and they’re built from a full year of entered payments. If 2026 is behind, the last weeks of the year are the time to catch it up.
1099s for your subs and vendors are due February 1, 2027, the same day your payroll provider sends W-2s. If the 2026 books aren’t entered yet, that’s the first thing I’d fix.
S corporation and partnership returns are due March 15, 2027. Your CPA needs a reconciled 2026 file to file on time.
Individual returns are due April 15, 2027. A reconciled 2026 file is what your CPA needs to file, or to file the extension with real numbers.
I’ll call you back within 15 to 20 minutes during the day.