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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.
How is Investor OS different from property management software or an owner portal?
Property management software is built for your property manager to run operations, and an owner portal shows you what one manager's system chooses to share. Investor OS is built for you, the owner: your numbers, your property manager's updates, your documents and your deals in one place, across every property, market and manager. I run it for you, and your property manager keeps their software.
Do you manage properties?
No. Tanya owns her properties and uses a property manager. ColivingOps AI builds systems for owners. It does not offer property management.
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 is Investor OS?
Investor OS is a custom AI system for real estate investors with 5+ properties who use property managers or operators. It connects the tools, data and decisions behind your portfolio (your numbers, your property manager's updates, documents and warranties, your inbox and your acquisition pipeline) into one system, so you stop being the person who pieces it all together.
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.
How long does a build take?
Your foundation and first module are live in about 3 weeks, followed by one week of adjustments while you use it on your real portfolio. Each new module after that usually takes about 2 weeks, depending on how complex it is. Every build runs on fixed scope and fixed price, and you see mockups before anything gets coded.
Is there a guarantee?
Yes. Your foundation and first module are live within 30 days of kickoff, or I keep building at no charge until they are. You approve the mockups before any code is written, and if you don't approve them, you don't pay the build fee. The guarantee needs tool access and a kickoff call within 5 business days of signing.
Who runs the system after it is built?
I do. After the one-time build, OS Care is the monthly plan that keeps it running: hosting, the AI subscriptions, monitoring and fixes are all on me, so you never manage servers or AI accounts. There are no per-user seat fees. Your data is yours, and you decide who gets a login.
Who can see my data?
Only the people you give a login. Every Investor OS has three roles: admin, editor and viewer. You decide who gets which, so a partner or your property manager can see what they need without being able to change everything. The system and the data are yours.
What is OS Care?
The monthly plan that runs your system, quoted with your build: hosting and AI subscriptions, monitoring and fixes, up to 3 small changes a month, AI assistant tuning, a monthly 30-minute review, and one new automation each quarter.
How many properties do I need before this makes sense?
It is built for investors who own 5 or more properties and use a property manager or operators. A portfolio of 5 to 7 in a single market usually starts with a Single Build or Owner Core. Portfolios of 15 or more across multiple markets usually need Full Portfolio OS.
Do I have to learn a new dashboard or replace the tools I already use?
No. Investor OS lives where you already work: daily briefs land in your inbox, questions and updates go through the chat tool you already use, and your portfolio view opens in a browser tab. It connects to your existing stack, including QuickBooks, PadSplit exports, your bank and your property manager's reports. Your property manager keeps their own software.
Does it work with my property manager's software (AppFolio, Buildium, QuickBooks)?
Yes, in most setups. Investor OS works from what your property manager's software already produces, such as owner statements, exports and reports, and connects to QuickBooks for your own books. Whether a direct connection to AppFolio or Buildium is possible depends on your account and what your property manager can share. We check that on your Free Portfolio Review, before anything is quoted.
What happens on the Free Portfolio Review?
It is free and takes 30 minutes. We look at where your numbers, your property manager's updates and your deals live today, and pinpoint where AI fits and where it does not. Within 24 hours you get your top 3 blind spots and a one-page plan of what to build first. There is no commitment to build, and the plan is yours either way. I hold 3 reviews a week.
What do I need to do during a build?
A kickoff call, access to the tools you already use, and approving the mockups. The build, setup and data work are on us.
Does this work for long-term rentals, flips or mixed portfolios?
Yes. The first builds were for coliving, but the problem is the same in a long-term, mid-term, flip or mixed portfolio: the numbers, the property manager's updates and the deals live in different tools. A custom build connects the ones you already use. The Free Portfolio Review is where we check the fit for your portfolio. Read the long-term and mixed portfolio guide →
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.
Do I need a custom build, or is there software I can just buy?
Both exist. Profit Per Pillow and PillowMarkets are self-serve tools you can use today. Investor OS is for investors with 5+ properties who need their numbers, their property manager's work and their deals connected in one system. Buy some software, build the rest.
How do I see what my rooms actually earn after platform fees?
That is what Profit Per Pillow does: room-by-room profitability, real platform fees, and true net profit rather than NOI. It works from the PadSplit CSV or Excel export you already download. As a custom build it connects to your booking system so the numbers update without manual uploads.
How do I compare coliving markets before I buy?
PillowMarkets covers 120 US rent-by-room cities with real occupancy and rental spread data, crime grades A to F by zip code, and cash flow potential rather than gross numbers. It is built to replace weeks of manual market research.
What if I only want one problem solved rather than a full build?
Start with a Single Build: your foundation plus one module, such as your portfolio P&L, your property & PM hub, or your deal pipeline. It is live in about 3 weeks, plus a week of adjustments. You can add modules later, and everything carries over.
Book a Free Portfolio Review ↗