From the front door to the bottom line.
Doorline is the daily operating dashboard for multifamily owner-operators. Upload the reports you already run — spreadsheets, PDFs, bank exports — and Doorline reads them, computes 50+ KPIs, and tells you in plain English what needs your attention today. By 6am every morning, in your time zone.
Works with what you already run — AppFolio, Yardi, RentManager, RentCafe, Buildium, or a plain spreadsheet. No integration, no IT project, no switching software.
$99 holds your seat. Fully refundable until your kickoff call.
Now in private beta with the founder's own portfolio (5 properties, ~203 units across the Twin Cities and Madison). Public waitlist now open — 12 spots reserved already.
The problem
You don't have a reporting problem. You have an attention problem.
Your PMS has the data. Your bank has the money. What you don't have is a single surface that tells you, every morning, the three things that matter.
5+ hours every Monday
Stitching exports, bank screenshots, and AR reports into something a partner can read.
Reports lag the bank by 4 days
By the time a delinquency shows up in your monthly review, it's already three weeks old.
Surprises in the wrong direction
A vendor invoice you forgot. A 91+ bucket that doubled. A property that quietly went under DSCR.
The product
Five surfaces. One source of truth. By 6am every morning, in your time zone.
Executive summary
Open the dashboard. Know your portfolio in 60 seconds.
Cash on hand, T+4 forecast, delinquency movement, DSCR by property — color-coded by severity, with a narrative that explains the numbers like an operator would.
Occupancy holding at 93.4%. Two assets slipped under 1.25x DSCR this week. $578K effective cash after netting pending AP.
Cash float
The bank balance you actually have.
Plaid feeds reconcile against your prior balances. We net out pending AP and security deposit trust so the number you see is the number you can deploy.
Real balance is $578K, not the $1.21M on the statement — $412K AP and $220K SD trust are spoken for.
Delinquency & AR
Catch the 91+ bucket before it becomes an eviction.
Aging by property, tenant, and unit type. Week-over-week movement. Notice cadence per property. A short list of the residents you'd ask your manager about today.
91+ AR jumped $6.2K week-over-week, concentrated at Lakeview. Three residents account for 62% of the bucket.
Property deep dive
Drill into one asset without losing the portfolio.
Occupancy, T-3 economic occupancy, M2M rent vs. market, work order aging, turnover queue. Every number color-coded against your own thresholds, not industry averages.
Bayside Crossing is 90.2% economically occupied with in-place rents $112 below market. Eleven open work orders, four over 14 days.
AP tiers
Know which invoices to pay and which to defer.
Vendors ranked by criticality (utilities, insurance, mortgages) vs. discretionary. A weekly recommended pay queue you can hand straight to your bookkeeper.
T1 critical AP is $208K — utilities and the May mortgage. $80K discretionary can wait until next Friday's run.
Ask Doorline
Ask it like you'd ask your analyst.
A command line sits on every dashboard page. Type a question in plain English; get the answer from your own numbers — no exports, no pivot tables.
- ›Which properties are under 1.20 DSCR this month?
- ›Why did 91+ AR jump at Lakeview last week?
- ›What's my effective cash after pending AP?
Or tell it what changed — "Building C sale is pending" — and it drafts the update for you to confirm. It proposes; you approve. Always.
How it works
Three steps to your morning brief.
Upload
Drop in the reports you already pull — rent roll, T-12, AR aging, a bank export, even a photo of a printout. Any format. Optionally link your bank read-only through Plaid for live cash.
It reads it
Doorline reads every file, pulls the numbers, and drafts your dashboard — 50+ KPIs, each with a plain-English read. You see the draft and approve it before it goes live. A misread cell never becomes a number you act on.
Brief
By 6am, the three things that need attention and a prioritized action list — on the dashboard or in your inbox. Ask Doorline anything about your portfolio and get a straight answer from your own numbers.
Who it's for
Built for operators who already know their numbers — and want them faster.
Owner-Operators
250–2,000 units, self-managed or asset-managed
- You sign the wires. You answer to investors.
- Your asset manager spends Mondays in spreadsheets.
- You want one number for cash, one for DSCR, one for AR — every morning.
- Standard tier. From $1/unit/month at launch.
Third-Party Property Managers
Managing for outside owners, multi-portfolio
- Each owner wants their own branded dashboard.
- Monthly owner reports take a full week per cycle.
- Give every owner a live, branded operating view.
- White Label tier. From $3/unit/month at launch.
"I built the first version of this for myself because I was losing five hours every Monday. Forty daily cycles later, I haven't opened a spreadsheet on a Monday morning since."
"Yours here.
First ten reservation holders shape the product and get a custom testimonial slot in this spot."
Pricing
Three ways to reserve. Founder pricing locked for life.
FAQ
Short answers to the obvious questions.
Stop stitching reports.
Start running the portfolio.
Reserve your seat for $99. Refundable until your kickoff call. Reserve before Q4 2026 to lock in founder pricing for life.