You keep the tools you already use.
PadSplit, your bookkeeping, your inbox, your property manager’s software. Nobody has to switch tools or learn a new system from scratch.
Investor OS for owners with 5+ properties: coliving, rentals and flips
See your whole portfolio without chasing your property manager.
A custom real estate investor dashboard, built with AI: see what your property manager or operators are doing, where every deal stands, and where the money is, across every property and market.
For investors who own 5+ properties and use a property manager or operators. Not a property management tool.
Less chasing. More clarity.
Built by an investor who does this too.
20+ years in dataNCC 2026 SpeakerLiftoff Award Winner
The work between the tools
Why does property manager reporting still feel like a scavenger hunt?
Your numbers live in QuickBooks. What your property manager is doing lives in their texts, their emails and their software. Incoming deals live in a spreadsheet, or in email. Property files, warranties and reports are spread across documents and other tools.
A custom build starts with that setup. You don’t learn a new app, and your property manager keeps their software. We connect the tools you already use, starting with what costs you the most, so it all shows up in one place.
Built first for my own coliving houses. Works the same for rentals, flips and mixed portfolios.
A custom build
What is a custom build?
A custom build is a system made for your portfolio. It is not another app to log into. We look at how your portfolio runs today, then connect the pieces so your numbers, your property manager’s work and your deals show up in one place.
How it feels today
- Last month’s numbers are in QuickBooks, or in a spreadsheet you update by hand.
- What your property manager is doing lives in their texts, emails and software.
- The deal you meant to review is in a spreadsheet, or still in email.
After a custom build
- Your numbers, your PM’s open items, and your deals sit together.
- You start with the one gap that costs you the most.
- Your PM keeps their software. You keep yours. They just talk to each other.
We start with what costs you most.
One connection first: true net profit, what’s open with your property manager, or incoming deals. Then the next one. Not a rebuild of the whole business.
You see it where you already work.
A morning email, a message in the chat you already use, or a simple page in the browser. No new dashboard to study.
I run it for you.
A one-time build at a fixed price, agreed in writing before work begins. Then one monthly plan covers hosting, the AI, monitoring and fixes. No seat fees per user. Your data is always yours.
Examples
What does a custom build look like?
Three kinds of builds: your money, your property manager, and your deals.
Your money
What did each property actually keep?
True net per property after platform fees, management fees and repairs, with non-payment visible instead of buried in last month’s QuickBooks.
See packagesYour property manager
What’s open with my PM, and what has each property cost?
Open repairs, overdue services, spend by property and occupancy in one view, with an AI assistant for quick questions. No piecing it together from your PM’s texts.
Explore the live demoIncoming deals
Which deals deserve a closer look?
New deals scored against your buy box, so you review the ones worth pursuing instead of every listing.
Explore the demo pipelineFrom investors
What do investors say after a custom build?
A P&L dashboard, a deal acquisition tool and an off-market deal hunter, from real investor builds.
P&L dashboard
Before the P&L dashboard, I was looking at the prior month in QuickBooks. The biggest surprise was how much money was being lost to non-payment. Working with Tanya was super easy - she was very responsive and has a solid understanding of the business problems.
Deal Acquisition
Before the Deal Acquisition tool, my VA was screening deals one at a time in a spreadsheet just to tell me which ones were worth a look. Now the scoring and the numbers are there before I open a property, so I only spend time on the ones worth pursuing. The first deal it surfaced is under contract in Georgia, and we have a second offer out.
Off-Market Deal Hunter
A second module for the same investor. Connected to Podio, where BatchLeads leads come in, it underwrites every off-market lead automatically, scores it on cash-on-cash, and shows the max offer that still hits his target return (for example 15% cash-on-cash). Most leads get filtered out before anyone looks, so his VA no longer reviews deals one by one.
| Investor | Role | Build | Outcome |
|---|---|---|---|
| Travis S. | Coliving real estate investor | P&L dashboard | Saw how much money was being lost to non-payment. |
| Christian F. | Coliving real estate investor | Deal Acquisition | First surfaced deal is under contract in Georgia, with a second offer out. |
| Christian F. | Coliving real estate investor · second module | Off-Market Deal Hunter | Most off-market leads are filtered out before anyone looks. |
From the founder
How I use it myself
Property & PM hub
I own 2 coliving houses in Jacksonville (13 doors) on PadSplit with a property manager, plus a rental in Philadelphia. Property info lived in emails, spreadsheets, provider sites, and my property manager's texts. When a question came up, I had to hunt. Now, before I approve a repair, I can see what was fixed before, whether it's under warranty, and how much I've already spent on it, so I know whether to repair or replace. Overdue services get flagged so I can ask my PM, and I can ask the bot for a door code or an HVAC filter size from my phone.
Tanya Zorov, Founder, ColivingOps AI
How we work
How does a custom
build get made?
Three steps. We review your portfolio, we build the connection, you keep the system. Fixed scope and fixed price before any work begins.
See the processFree Portfolio Review.30 minutes. We walk through your properties, your property manager or operators, your deals and your numbers. You leave with your top 3 blind spots and a one-page plan.
Build the connection.You see mockups first. Your foundation and first module are live in about 3 weeks, guaranteed within 30 days of kickoff.
I keep it running.Hosting, the AI, monitoring and fixes are on me, in one monthly plan. Your data stays yours.
Also available
Need a focused tool first?
Own fewer than 5 properties, or only need one answer? Two self-serve tools you can use today.
Who built this
I built this for myself first. Then for investors like you.
20+ years building data and business solutions for big companies. I own 2 coliving houses in Jacksonville (13 doors) on PadSplit with a property manager, plus a rental in Philadelphia. I live in New Jersey.
I explored every tool I could find. Each one solved a piece. None of them gave an owner what we actually need: a clear view across properties and markets, a single feed that knows what matters to me, and a system that surfaces what's urgent before it gets buried. So I started building it.
Investor OS isn't theory. I built two separate systems for my own portfolio: a financial dashboard first, then a property & PM hub to keep track of what my property manager is doing. Now I build custom versions for investors with 5+ properties, without the learning curve.
Recognition
Recognized in the coliving community
Common questions
What investors ask before they book a Portfolio Review
Who is behind ColivingOps AI?
ColivingOps AI was founded by Tanya Zorov, who spent 20+ years building data and business solutions for large companies. She owns 2 coliving houses in Jacksonville, Florida (13 doors) on PadSplit with a property manager, plus a rental in Philadelphia, and lives in New Jersey. She is a speaker at the 2026 National Coliving Conference, a Liftoff Award winner, a contributing author to Co-Living Authority, and a founding charter member of the National Co-Living Association.
Who is Investor OS for?
Real estate investors who own 5+ properties and use a property manager, operators or sponsors. That includes coliving and PadSplit owners, long-term and mid-term rental owners, flippers and BRRRR investors with deal pipelines, and mixed portfolios across markets. If you own fewer than 5 properties, Profit Per Pillow or PillowMarkets is usually the better fit.
Is this a property management tool?
No. Your property manager or operator keeps running the properties with their own software. Investor OS sits above operations: it shows you, the owner, what your property manager is doing, where every deal stands, and where the money is, across every property and market.
What kinds of systems have actually been built?
A portfolio P&L dashboard for a rent-by-room investor with 10+ PadSplit houses, showing true net income per house after platform fees. A Deal Acquisition tool that underwrites and scores incoming MLS and off-market deals against a buy box and stages them from new to in review to under contract. For the same investor, an Off-Market Deal Hunter connected to Podio that underwrites every BatchLeads lead automatically, scores it on cash-on-cash and shows the max offer that still hits his target return. And, for the founder's own houses, two separate builds: a financial dashboard first, then a property & PM hub with a page per house, repair history with warranty and total spend per item, recurring services with overdue flags, AI-sorted PadSplit tenant messages, door codes, and an AI assistant in the app or on Telegram.
Have custom builds been used by real investors?
Yes. A P&L dashboard used by a coliving real estate investor showed how much money was being lost to non-payment. A Deal Acquisition tool used by another investor put a Georgia property under contract, with a second offer out, and his Off-Market Deal Hunter filters out most leads before anyone looks, so his VA no longer reviews deals one by one. A property & PM hub built for the ColivingOps AI founder shows her what was fixed before, whether it's under warranty, and what she has already spent, before she approves a repair.
What does it cost?
Every build is a fixed price, quoted in writing after your Free Portfolio Review, based on the modules you choose and how complex they are. You'll know the exact price before any work begins.
Does this work if I live in a different state from my properties?
Yes. That is the founder's own setup: 2 coliving houses in Jacksonville on PadSplit with a property manager, while she lives in New Jersey. Before she approves a repair, she can see what was fixed before, whether it's under warranty and what she has already spent on it. Overdue recurring services are flagged so she knows what to ask her PM, and the AI assistant answers questions like a door code, an HVAC filter size or the last pest control date from her phone.
Bring your portfolio. Leave with a clear picture.
A free 30-minute Portfolio Review. We look at where your numbers, your property manager's updates and your deals live today. Within 24 hours you get your top 3 blind spots and a one-page plan of what to build first, whether or not we work together. 3 reviews a week until November 11.
For investors who own 5+ properties and use a property manager or operators.