Good morning, Ben!
Three decisions are waiting on you. Everything else is on schedule — 86% of July rent is in and two repairs are moving without you.
Portfolio summary
Decide these, and you're done
Furnace at Pershing U1: repair again, or start planning replacement?
Pershing · U1Reliable HVAC quoted $480 for the inducer motor and can come Thursday.
Renew Sarah Kessler, and at what number?
Botanical · U2Her lease ends Aug 31 and she's asking about next year.
Cherokee U4 has sat 26 days. Adjust, or hold for Tuesday's showings?
Cherokee · U4Listed at $950 · 11 inquiries, 2 showings so far, no applications.
Worth keeping an eye on
Reconciled through Jun 30 against your bank statements. This is why you do it.
July rent — day 5
Since you were here · Fri
- 4 payments landed — $4,690Miami U2, Dunnica U5 + U7, Connecticut U1 · today
- Plumber quoted $610Cherokee U6 · bath faucet + shutoff valve · yesterday
- Sarah Kessler repliedWants to renew if the increase is reasonable · yesterday
- 2 showings booked — Cherokee U4Tuesday 5:30 and 6:15 PM
The 35, right now
Nothing needs you today, Ben.
Rent is in, nothing new came through the inbox overnight, and both open repairs are on schedule. This is what most days should feel like.
Reconciled through Jun 30. Close the app; it'll call you if that changes.
Inbox
Connected to your Gmail. The hub pulls the property threads out of the noise, files each to its property and unit, and drafts the reply. You still send from your own address.
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Reliable HVAC 9:12 AM Quote #1123 — inducer motor replacement
Filed to 5834 Pershing, Unit 1 · linked to the furnace issue from Jul 1 and to today's repair-or-replace decision.
"Hi Ben — inducer motor on the Carrier is done for. Parts and labor $480, we can be out Thursday morning if you approve today. Same unit we serviced in November."
- Hampton Plumbing Yesterday Estimate: bath faucet + shutoff valve — $610
- Sarah Kessler Yesterday Re: next year — I'd like to stay if the numbers work
- Jerome Whitfield Fri Rent this month — paying Friday, sorry for the delay
- City of St. Louis Tue Occupancy inspection scheduled — July 22
- Danielle Ortiz Jul 1 Furnace making a grinding noise again
Rent roll — July 2026
$29,215 of $33,850 in across 34 occupied doors. The five below are the only ones that need anything from you.
Open balances · 5
| Unit | Tenant | Owed | Status | |
|---|---|---|---|---|
| Arsenal · U1 | J. Whitfield | $1,225 | Promised Friday | wrote you Friday, good history |
| Miami · U3 | K. Donnelly | $1,050 | Payment clearing | initiated Jul 3 via bank |
| Cherokee · U2 | L. Tate | $925 | Late · 5 days | drifting later each month — on your watchlist |
| Dunnica · U3 | M. Carver | $840 | Late · 2 days | texted "this week" · first time late |
| Botanical · U3 | D. Ellis | $595 | Partial paid | $600 in Jul 1, balance open |
Everyone else · 29 paid in full
| Building | Doors | Collected | Status |
|---|---|---|---|
| 4517 Botanical Ave Shaw | 4 | $4,370 / $4,965 | 1 partial |
| 2211 Cherokee St Benton Park West | 6 | $3,685 / $4,610 | 1 late · 1 vacant |
| 5834 Pershing Ave Skinker DeBaliviere | 2 | $2,875 / $2,875 | Paid |
| 3120 Arsenal St Tower Grove East | 2 | $1,275 / $2,500 | 1 promised |
| 4218 Connecticut St Tower Grove South | 4 | $4,180 / $4,180 | Paid |
| 6034 Devonshire Ave Princeton Heights | 2 | $2,350 / $2,350 | Paid |
| 3915 Dunnica Ave Dutchtown | 8 | $5,880 / $6,720 | 1 late |
| 2847 Ann Ave Fox Park | 3 | $2,780 / $2,780 | Paid |
| 5121 Miami St Southampton | 4 | $1,820 / $2,870 | 1 clearing |
Maintenance
Two issues open (both quoted, both waiting on you), one visit scheduled. July spend so far: $225.
Waiting on your approval · 2
Scheduled · 1
Done this month · 2
Properties
Nine buildings, 35 doors, 97% occupied. Assembled from your spreadsheet, leases, and filed email.