Sarah Mitchell RESIDENT VIP
← All contacts · Winter Texans segment · customer since 2024
Identity
Rig & vehicles
Household & pets
Preferences & consent
Custom fields
ACTIVITY MESSAGES DOCUMENTS
- Jul 1💳 Autopay $698.20 — July rent + water · ledger
- Jun 28🔧 Meter read — 425 gal · bills Aug 1
- Jun 4📞 AI Front Desk: guest passes for the 4th — resolved · summary
- May 12📄 Lease renewed through May 2027 (e-signed)
- Apr 30⭐ Review ask → 3/5 privately → routed to Amy → resolved (wifi) → 5★ public ✓
- Mar 2✉️ Broadcast: laundry closure — opened
- 2024🏕️ 3 weekend stays → seasonal lead → waitlist → resident
- Jun 4SMS "can my sister park overnight fri?" → Amy: "Yes — guest pass at the office 👍"
- May 10Email Renewal offer → opened → signed in 2 days
- PDFLease 2026–27 (e-signed May 12) · view
- PDFRig insurance · exp Dec 2026 CHASE AT 30D
Current lease
Lot 14 · $650/mo · thru May 2027
Deposit $500 held · open ledger →
Open items
Emma's contact info — nudge running
Insurance renewal — chase starts Nov 1
Upcoming
Aug 1 — rent + water autopay (~$698)
May '27 — scheduled increase to $675 (notice auto-sends)
Stays
Resident since Jun 2025 · 3 transient stays 2024 · history
Marketing
Segments: Winter Texans · VIP
Last campaign: opened “Winter spots” Jun 2
Message Sarah
Via: Email + SMS ▾ · Template: none ▾
Sends as Sunset Pines; threads on this timeline.
Send Cancel
Pipelines Seasonal & long-term ▾ + Add lead
CARD VIEW LIST VIEW · filters: 50-AMP MONTHLY MINE THIS WEEK
Inquiry (4)
Contacted (3)
view quote
Waitlist (3)
Notify next
Offered (1)
| Lead | Stage | Wants | Source | Age | Owner | Next step |
|---|---|---|---|---|---|---|
| K. Dunn | Inquiry | monthly · 32' fifth | voicemail | 2h | Amy | call back |
| T. Brooks | Waitlist #1 | 50-amp pull-thru | web | 21d | — | offer expires 48h |
| R. & L. Chen | Offered | Lot 22 long-term | referral | 4d | Amy | decision |
| P. Nguyen | Contacted | seasonal | phone (AI) | 6d | Ravi | rig photos |
Other pipelines: Group Sales (2 active) · MH Applications · each pipeline has its own stages, both views, same leads database.
Lead — Kathy Dunn INQUIRY
| Contact | Kathy Dunn · (830) 555-0141 |
| Pipeline / stage | Seasonal & long-term ▾ · Inquiry ▾ |
| Type | Monthly ▾ |
| Wants | · · pull-thru ☑ |
| Rig year | QUALIFIES |
| Budget | |
| Source | Voicemail (auto) LOCKED |
| Owner | Amy ▾ |
| Next step | |
| Lost reason | — (set on Lost only: price / availability / rig age / other) |
Save → Contacted Close
New lead
Name · Phone
Pipeline: Seasonal & long-term ▾ · Source: phone ▾ · Wants:
Create Cancel
Intake queue 3 WAITING
Voicemails, unparsed emails, walk-in notes — cleared daily, nothing dies in an inbox
“Hi, this is Kathy Dunn, we're looking for a monthly spot starting next week, 32-foot fifth wheel… 830-555-0141.”
Create lead → monthly Not a leadFwd: “rates?? for winter also do u have propane” — no dates, no rig. AI drafted a reply asking for both.
Create lead + send draft Edit draftFront desk note: older couple, Montana plates, asked about pull-thru monthly for Aug–Oct. Left before giving contact info — said they'd come back Monday.
Set Monday reminderAI-drafted reply
Hi! Winter monthly rates start at $650 + metered electric. We do have propane on site. What dates are you thinking, and what are you towing? — Sunset Pines
Send Close
Rent Roll ⬇ Export
ALL 28 PAST DUE AUTOPAY OFF EXPIRING
| Resident | Lot | Rent | Balance | Next bill | Autopay | Lease thru | Status |
|---|---|---|---|---|---|---|---|
| Sarah Mitchell | 14 | $650 | $0.00 | Aug 1 | ON | May '27 | CURRENT |
| Dale & Karen Hobbs | 3 | $625 | $0.00 | Aug 1 | ON | M2M | CURRENT |
| Miguel Torres | 22 | $650 | $1,389.40 | Aug 1 | OFF | M2M | 62 DAYS |
| Bev Lindqvist | 8 | $675 | $48.20 | Aug 1 | ON | Jan '27 | UTILITIES DUE |
| The Kowalskis | 5 | $650 | $0.00 | Aug 1 | ON | SEP '26 | CURRENT |
| G. Okonkwo | 17 | $700 | $0.00 | Aug 1 | ON | Mar '27 | CURRENT |
| J. Whitfield | 19 | $611 | $611.00 | Aug 1 | OFF | M2M | 34 DAYS |
| Pat & Rosa Vega | 26 | $675 | $0.00 | Aug 1 | ON | AUG '26 | RENEWAL SENT |
12 OPEN 13 BOOKED 14 LEASED · MITCHELL 15 CHECKED IN 16 OPEN 17 BOOKED 18 OTA 19 BOOKED 20 OPEN 21 OPEN 22 LEASED · TORRES ⚠ 23 CHECKED IN 24 OPEN
A lease places a hold on its site — a resident's lot can never double-book.
+ New monthly guest Enter meter reads Preview Aug billing Turnover econ
Sarah Mitchell — Lot 14 CURRENT
← Rent roll · guest profile · lease thru May 2027
Lease
Deposit — $500 held
Utilities
LEDGER CHARGES PAYMENTS
| Date | Entry | Charge | Payment | Balance |
|---|---|---|---|---|
| Jul 1 | Autopay — Visa ••4412 | $698.20 | $0.00 | |
| Jul 1 | Lot rent — July | $650.00 | $698.20 | |
| Jun 28 | Water (4,120 → 4,545 gal) | $48.20 | $48.20 | |
| Jun 1 | Autopay — Visa ••4412 | $694.10 | $0.00 | |
| Jun 1 | Lot rent — June | $650.00 | $694.10 | |
| May 29 | Water (3,712 → 4,120 gal) | $44.10 | $44.10 |
Append-only: corrections post as reversals, never edits. Every entry streams to the books tonight.
| Date | Charge | Amount |
|---|---|---|
| Jul 1 | Lot rent | $650.00 |
| Jun 28 | Water | $48.20 |
| Jun 1 | Lot rent | $650.00 |
| Date | Method | Amount |
|---|---|---|
| Jul 1 | Autopay Visa ••4412 | $698.20 |
| Jun 1 | Autopay Visa ••4412 | $694.10 |
Guest / contact
Sarah Mitchell · VIP · 214 lifetime nights
Occupants: Tom ✓ · Emma (no contact)
Site
Lot 14 · 50-amp full hookup
Lease holds it on the calendar — can't double-book
Status
Current · autopay ON · no delinquency
Insurance on file · exp Dec 2026
Documents
Signed lease · rig insurance · move-in inspection
Record payment
Method: Cash at office ▾ · Amount $ · Deposit batch: Jul 6 ▾
Posts to the ledger and tonight's accounting stream automatically.
Record Cancel
Generate notice
Late notice · Demand · Non-renewal — merge-filled from the live ledger, logged to the file.
Generate Cancel
New monthly guest
1 · GUEST 2 · LOT 3 · BILLING 4 · LEASE
Robert & Lisa Chen · r.chen@gmail.com · (512) 555-0177 · from approved application ✓ — everything below carried over, zero re-entry.
Continue → Lot
50-amp · full hookup · $650/mo market rent. Activating the lease places a hold on Lot 22 in the reservation calendar — it can't double-book.
Continue → Billing
Monthly on the 1st · $650/mo
Move-in Aug 12 → first invoice prorated: $419.35 (20 nights)
Visa ••7730 · ☑ enroll (1st of month) · ☑ receipts by email + text
RECOMMENDEDContinue → Lease
12-month · Lot 22 · $650/mo · deposit $500 · rules & regs attached · to r.chen@gmail.com for e-signature
Applications 1 AWAITING 2 APPROVED THIS MONTH
Submitted Jul 3 · $45 fee paid · household of 3 · 2019 Keystone Montana 34'
2019 (passes 10-year rule) · 2 park references called ✓
ID ✓ · Proof of income ✓ · Screening consent ✓
Approve → lease Conditional Deny
| Recent | Lot | Decided | |
|---|---|---|---|
| M. & T. Ashford | 9 | Jun 24 · approved | MOVED IN |
| D. Crane | — | Jun 12 · denied (screening) | FCRA NOTICE SENT ✓ |
Deny application
Reason (required, logged):
FCRA: screening-based denial auto-generates the adverse-action notice.
Deny + send notice Cancel
Meter walk — Water · July
9 of 28 done · next: Lot 14 · walk order ⚙
Last read: 4,545 gal (Jun 28)
gal
Usage: 437 gal · charge $48.07 → bills Aug 1 automatically
📷 Photo Save → next lot
Held in the exception queue — nothing bills until reviewed. Probable leak or filled a pool.
Review later| Up next | Last read |
|---|---|
| Lot 15 · Hobbs | 6,102 |
| Lot 16 · transient (skip) | — |
| Lot 17 · Okonkwo | 2,911 |
Delinquency ⬇ Aging report
Portfolio · July 6, 2026 · late fees auto-apply (5-day grace, 5%)
| Resident | Lot | Balance | Aging | Late fees | Flags | |
|---|---|---|---|---|---|---|
| Miguel Torres | 22 | $1,389.40 | 62 days | $75 | EVICTION PATH — PARTIALS BLOCKED | Demand notice Case file |
| J. Whitfield | 19 | $611.00 | 34 days | $32.50 | PROMISE TO PAY JUL 10 | Late notice Payment plan Write-off ▾ |
| B. Yates | 28 | $714.00 | 18 days | $35.70 | Text reminder | |
| R. Simmons | 12 | $500.00 | 9 days | $25.00 | CASH PAYER — BARCODE ACTIVE | Send barcode |
Cash-at-retail from a flagged resident routes to suspense, not the ledger — a $200 payment at 7-Eleven can't reset an eviction.
Demand for payment — M. Torres, Lot 22
“You are hereby notified that rent and charges totaling $1,389.40 are past due. Payment in full is required within the period required by law…”
Merge-filled from the live ledger. Attorney-approved template per state.
Send & log Cancel
Books Sunset Pines Holdings LLC ▾
June 2026 close · entity 3 of 15 · INTEGRITY ✓ detail
- ✓Bank rec — Frost operating (auto-matched 96%)
- ✓Bank rec — Frost deposits
- ✓Stripe payouts decomposed & matched (14/14)
- ⚠2 exceptions to resolve
- ✓Integrity check green (platform ↔ ledger)
- ○Lock period — blocked until exceptions clear
Lock June Statements
Period tools: recurring JEs (2) · prepaids · gift certs · sales tax · year-end · + acquire park · certified snapshot
- 6:00aNightly stream: 41 events posted · 0 exceptions
- 6:00aStripe payout $4,911.20 decomposed → matched to Frost deposit
- 6:01aPayNearMe settlement $500 → R. Simmons ledger → matched
- 9:14aBill approved: Joe's Septic $5,200 (bills)
Every line links to its source event — drill from any statement.
Entities — Smith Parks Capital
| Entity | Parks | June close |
|---|---|---|
| Sunset Pines Holdings LLC | 2 | 2 EXCEPTIONS |
| Cedar Flats MHC LLC | 1 | LOCKED ✓ |
| Blue Heron RV LLC | 1 | LOCKED ✓ |
| SPC Management Co LLC | — | MGMT FEES PENDING |
| + 11 more… | CAMPBOOKS CLOSING |
Close
Integrity check — nightly
Platform facts vs. ledger, June 1–30:
Payments $118,204.11 = ledger ✓ · Refunds $2,304.00 = ledger ✓ · Payouts $101,876.40 = ledger ✓ · Event sequence: no gaps ✓
A derived ledger is only as good as event delivery — this is the daily proof.
Close
Bills
NEEDS REVIEW · 2 APPROVED · 3 PAID · JUNE 12 VENDORS
Invoice #2214 · due Jul 20 · → Repairs & Maintenance · Cedar Flats · W-9 ✓ · view PDF
Approve → ACH Mail a check Pay by card Edit coding Partial Credit -$310
Recurring ~$2,800 expected · flagged, not auto-coded · → Utilities · Sunset Pines
Review line detail
| Vendor | Amount | Pays |
|---|---|---|
| Waste Connections | $1,140.00 | ACH Jul 15 |
| City of Kerrville (water) | $2,204.66 | ACH Jul 15 |
| Lawn crew (1099) | $900.00 | Check in mail · TRACKED |
| Vendor | Amount | Paid | 1099 YTD |
|---|---|---|---|
| Joe's Septic | $780.00 | Jun 20 · ACH | $6,240 |
| Hill Country Electric | $2,801.12 | Jun 15 · ACH | — |
| Vendor | W-9 | COI | 1099 YTD | |
|---|---|---|---|---|
| Joe's Septic | ✓ | EXPIRED JUN 30 | $6,240 | Request COI |
| Lawn crew | ✓ | ✓ Dec '26 | $5,400 | |
| New: Kerrville Plumbing | MISSING | — | $0 | Request W-9 |
Mail a check — Joe's Septic
Funding: Frost operating · partner prints & mails · ~5 business days · tracked
Queue check Cancel
Exceptions — Sunset Pines Holdings 2 OPEN
Automation queues what it can't be sure of — nothing misbooks silently
| Age | Type | Detail | Amount | |
|---|---|---|---|---|
| 2d | UNMAPPED CODE | New charge code “firewood-bundle” (6 events queued) | $142.50 | Map → post all |
| 1d | LOCKED PERIOD | Refund dated May 28 — May is locked | $85.00 | Post to June w/ flag |
Resolutions are audited. Exceptions older than 7 days escalate to the CampBooks dashboard.
Statements ⬇ Tax package Budget vs actual
Sunset Pines Holdings · ACCRUAL CASH · JUNE MAY Q2 · Balance sheet →
| Sunset Pines | Cedar Flats | Combined | vs Jun '25 | |
|---|---|---|---|---|
| Transient revenue | $38,204 | $21,110 | $59,314 | +8.2% |
| Lot rent (monthly) | $18,850 | $9,375 | $28,225 | +4.1% |
| Utility recovery | $1,982 | $1,014 | $2,996 | +11% |
| General store | $3,411 | $0 | $3,411 | +3% |
| Processing fees | ($1,644) | ($902) | ($2,546) | — |
| Repairs & maintenance | ($4,310) | ($6,890) drill | ($11,200) | +64% |
| Payroll (Gusto) | ($8,120) | ($3,950) | ($12,070) | — |
| Net operating income | $23,658 | $8,454 | $32,112 | +6.9% |
Toggle ACCRUAL/CASH — same journal, two views. Every figure drills to its source. Your CPA gets a free read-only seat.
R&M — Cedar Flats · June
GL detail (3 entries):
Jun 18 · Joe's Septic — $5,200 · bill #2214 →
Jun 09 · Hill Country Electric — $1,240
Jun 03 · Ace Hardware (card) — $450
Every automated line links to its source bill, reservation, or payout.
Close
Fund overview — Smith Parks Capital GP VIEW
6 deals · one syndication per property · every number derived from the entity books
| Deal / SPE | Equity | LPs | Waterfall | YTD dist. | CoC | Status |
|---|---|---|---|---|---|---|
| Sunset Pines RV Resort | $2.4M | 8 + GP | 8% PREF → 65/35 | $118K | 9.8% | Q2 DRAFT |
| Cedar Flats MHC | $1.8M | 6 + GP | 7% PREF → 70/30 + CATCH-UP | $76K | 8.4% | CURRENT |
| Blue Heron RV Park | $1.1M | 5 + GP | CLASS A 10% / CLASS B 7%+30 | $54K | 10.0% | CURRENT |
| Hill Country KRV | $2.2M | 9 + GP | 9% PREF → 60/40 · ROC FIRST | $92K | 8.9% | CURRENT |
| Lakeside Landing | $1.3M | 7 + GP | 8% PREF → 65/35 | $61K | 9.4% | CURRENT |
| Pecan Grove MHC | $0.6M | 3 + GP | STRAIGHT 80/20 | $11K | 7.1% | STABILIZING |
Review Q2 draft distribution Year-end K-1 package + Capital call + Onboard LP + New deal Quarterly letter
Each deal keeps its own LPs, its own waterfall, its own books — this view is the roll-up, not a commingled fund. True fund vehicles (fund-level capital accounts, fund→deal allocations) are the next layer.
Sunset Pines RV Resort — SPE 8% PREF → 65/35
← Fund overview · entity Sunset Pines Holdings LLC · books · acquired 2023
Deal facts
Economics
CAP TABLE WATERFALL DISTRIBUTIONS
| Partner | Class | Committed | Own % | Capital acct |
|---|---|---|---|---|
| Smith Parks GP LLC | GP | $240,000 | 10% | $214,900 |
| Robert Chen | B | $100,000 | 4.2% | $89,920 |
| Meridian Family Trust | B | $500,000 | 20.8% | $449,600 |
| D. & P. Kaur | B | $250,000 | 10.4% | $224,800 |
| Hargrove Capital LLC | B | $750,000 | 31.3% | $674,400 |
| + 4 more LPs | B | $560,000 | 23.3% | $503,480 |
Capital accounts are subledger views of the entity's equity accounts — LP statement and balance sheet can't disagree. Open in waterfall builder →
| Tranche | Until | Split |
|---|---|---|
| 1 · Pref | 8% cumulative on unreturned capital | 100% LP |
| 2 · Residual | — | 65 / 35 |
| Tranche | Until | Split |
|---|---|---|
| 1 · ROC | unreturned capital = 0 | 100% LP |
| 2 · Accrued pref | accrual = 0 | 100% LP |
| 3 · Residual | — | 65 / 35 |
| Period | Distributable | LPs | GP | Status |
|---|---|---|---|---|
| Q2 2026 | $62,000 | $54,720 | $7,280 | DRAFT |
| Q1 2026 | $56,000 | $49,900 | $6,100 | PAID |
| Q4 2025 | $58,400 | $52,010 | $6,390 | PAID |
Books entity
Sunset Pines Holdings LLC →
Distributions post to equity + capital accounts
Investors
8 LPs + GP co-invest · portal view
Documents
Operating agreement · PPM · 2025 K-1s · appraisal
Q2 2026 distribution — Sunset Pines SPE DRAFT
← Deal · distributable cash $62,000, from the entity's June books · operating waterfall
| Tranche | Rule | Amount | Remaining |
|---|---|---|---|
| 1 · Preferred return | 8% cumulative on unreturned capital → Class B | $41,200 | $20,800 |
| 2 · Split | 65% LP / 35% GP | $13,520 / $7,280 | $0 |
| Partner | Pref | Split | Total |
|---|---|---|---|
| Meridian Family Trust | $8,570 | $2,812 | $11,382 |
| Hargrove Capital LLC | $12,896 | $4,231 | $17,127 |
| Robert Chen | $1,730 | $568 | $2,298 |
| + 5 more LPs · GP split $7,280 | show all | ||
Approve & notify LPs Preview ACH batch
Every LP sees this tier math in their portal. Posting hits the entity's equity accounts and each capital account — one source of numbers.
Investor portal — Robert Chen LP VIEW
Smith Parks Capital · 6 investments · how LPs sign in
MY DEALS DISTRIBUTIONS DOCUMENTS
| Deal | Class | Invested | Distributions | CoC | Capital acct |
|---|---|---|---|---|---|
| Sunset Pines RV Resort | B | $100,000 | $27,300 | 9.8% | $89,920 · stmt |
| Cedar Flats MHC | B | $75,000 | $16,900 | 8.4% | $68,110 |
| Blue Heron RV Park | A | $50,000 | $11,250 | 10.0% | $46,900 |
| Hill Country KRV | B | $100,000 | $21,460 | 8.9% | $91,210 |
| Lakeside Landing | B | $75,000 | $14,800 | 9.4% | $68,700 |
| Pecan Grove MHC | B | $25,000 | $4,700 | 7.1% | $24,400 |
Entity LP? authorized users · Redemption request: start · Different deals, different classes, different waterfalls — one login. Each row's numbers come from that SPE's books.
| Date | Deal | Amount | Type |
|---|---|---|---|
| Jun 30 | Cedar Flats | $1,890 | Operating · Q2 |
| Mar 31 | Sunset Pines | $2,240 | Operating · Q1 |
| Mar 31 | Hill Country KRV | $2,110 | Operating · Q1 |
| Jan 15 | Blue Heron | $5,400 | CAPITAL EVENT — REFI |
Banking: Chase ••8812 change · Distribution preference: reinvest ▾ · MAR ACH FAILED — RETRIED ✓
- PDFK-1 2025 — Sunset Pines SPE · download
- PDFK-1 2025 — Cedar Flats SPE (+4 more) · download all
- PDFOperating agreement — Sunset Pines SPE
- PDFQ2 2026 investor letter · read
Capital account — Sunset Pines SPE
Opening (1/1/26): $91,400
+ Contributions: $0
+ Allocated earnings (est.): $4,120
− Distributions: $5,600
Closing (6/30/26): $89,920
Generated from the entity's journal — the same numbers your K-1 preparer gets.
Close
Reports
Ask for any report · standard library · saved (1)
| Month | Monthly '26 | Transient '26 | Mix Δ vs '25 |
|---|---|---|---|
| Apr | $27,800 | $48,100 | +3.2pts monthly |
| May | $28,225 | $55,900 | +2.8pts |
| Jun | $28,225 | $59,314 | +2.1pts |
You lost 2 monthlies in June but transient ADR is up 11% — net revenue +6.9%. Save this report? Schedule it?
Reply: “save it, email me on the 3rd” 💡 Suggest a question Budget vs actual ⬇ Export
Renewal season — Q4 2026 6 LEASES EXPIRING
Bulk cycle: set rates → send letters w/ e-sign → track → holdover rules for non-responders
| Resident | Lot | Current | New rate | Statutory notice | Status |
|---|---|---|---|---|---|
| The Kowalskis | 5 | $650 | 60d — send by Jul 31 | DRAFT | |
| Pat & Rosa Vega | 26 | $675 | 60d — send by Aug 15 | LETTER SENT · OPENED | |
| G. Okonkwo | 17 | $700 | — | SIGNED ✓ | |
| B. Yates | 28 | $680 | 60d — send by Sep 1 | NO RESPONSE · 12D |
Send remaining letters Holdover policy ⚙ Preview economics
Notices carry proof-of-delivery. Signed renewals update the lease, schedule the increase, and notify the books — zero re-entry.
Banking — Sunset Pines Holdings
Frost operating ••2201 · Frost deposits ••2219 · Amex Business ••1005 manage feeds
FOR REVIEW · 4 CARD ••1005 LOANS ASK OWNER · 2
| Date | Bank line | AI suggestion | Conf. | |
|---|---|---|---|---|
| Jul 3 | HOME DEPOT #6531 — $214.19 | R&M · Sunset Pines | 94% | Post |
| Jul 3 | TRANSFER TO ••8834 — $10,000 | Intercompany → due from Cedar Flats LLC | 91% | Confirm |
| Jul 2 | CHECK #1181 — $900.00 | Matches approved bill: Lawn crew | 99% | Match |
| Jul 5 | GUSTO PAYROLL — $12,070.44 | Payroll journal import: wages/taxes/liabilities split via mapping | 96% | Post |
| Jul 3 | ATM WITHDRAWAL — $200 (petty cash) | Petty cash replenishment (imprest $300) | 92% | Post |
| Jul 2 | STRIPE DISPUTE — $189.00 (M. Okafor) | Chargeback: funds held → contra-revenue + $15 fee · evidence due Jul 16 | DISPUTE | Submit evidence |
| Jul 1 | AMY REIMB — VENMO $86.40 | Reimbursement: pool supplies (receipt attached) | 78% | Review |
Statement Jun 5–Jul 4: $3,412.88 · 31 transactions, 29 auto-coded · payment from checking posts as liability paydown, not expense
Reconcile statement Schedule payment| Loan | Balance | Rate | Payment | Split (Jul) |
|---|---|---|---|---|
| Frost — Sunset Pines mortgage | $3.21M | 5.1% (rolls 2028) | $21,450/mo | $13,660 int · $6,590 prin · $1,200 escrow |
| Seller note — Cedar Flats | $740K | 5.0% IO | $3,083/mo | all interest |
Amortization schedules split every payment automatically. Refi flow: proceeds → payoff → closing costs → new schedule, guided. model the 2028 roll
“$438.00 — ‘TX TROPHY OUTFITTERS’ on the Amex, Jun 22. Business or personal?”
Business — office decor Personal (draw)“Wire in $25,000 Jun 30 from ‘R HOLDINGS’ — owner contribution or something else?”
Owner contributionThe bookkeeper⇄owner query loop — answers post immediately and teach the rules memory.
Groups & rallies + New group
Club bookings: one lead → site block → rooming list → group billing
Organizer: Dana P. (club president) · 20-site block held · rate: $52/night group · deposit $500 paid · rooming list 18/20 filled
Chase rooming list Billing setup Block terms
35–40 rigs, May 2027 · quoted $48/night + pavilion · quote expires in 12 days
Follow up
Group deposits post to the books; blocks live on the same availability calendar as everything else.
Violations 3 OPEN
Rule enforcement ladder: warning → cure notice → non-renewal/eviction · field staff log via the existing mobile app
| Lot | Violation | Logged | Stage | Photos | |
|---|---|---|---|---|---|
| 22 · Torres | Inoperable vehicle on lot | Jun 12 (field app) | CURE NOTICE — EXPIRES JUL 12 | 3 | Review |
| 9 · (transient) | Noise complaint — 2nd | Jul 4 | WARNING SENT | — | To profile |
| 19 · Whitfield | Unregistered occupant >14 days | Jun 28 | WARNING SENT | 1 | Send reg link |
Jul 2 · silver sedan, plate GKR-2211 (no match in registry) on lot 4 — warned via windshield notice · tow authorized after 24h per policy
Log towSkip suspected Jun 24 · certified notice sent ✓ · lien filing ready Aug 8 · disposal/auction checklist per TX property code · costs tracked to the lot: $240
ChecklistBridges the platform's existing field-staff violations tool — records land on the resident file, feed renewals, and build the eviction evidence trail.
Resident portal — Sarah's view GUEST-FACING
What Lot 14 sees on her phone · magic-link login, no password
Pay now · change autopay (update card) · statements · cash barcode
Through May 2027 · rules & regs · upload rig insurance EXPIRES DEC
🔧 Maintenance request · 📦 Give move-out notice
Itemized at move-out. Disagree with a deduction? dispute a deduction
Every action here posts to the same ledger, contact timeline, and books as the office tools — one system, two faces.
New deal
1 · ENTITY & PROPERTY 2 · CLASSES & TERMS 3 · WATERFALL 4 · CAP TABLE 5 · REVIEW
◉ Create new: · EIN · TX · fiscal Jan
○ Link existing entity from Books registry
Park: Hill Country KRV (linked) · acquired · purchase $4.2M · equity target $1.6M
Debt: $2.85M Frost 5.9% — sets up loan in Books ✓
Continue
| Class | Pref | Cumulative | Compounding | Pref base | Participates |
|---|---|---|---|---|---|
| Class A (LP) | yes ▾ | no ▾ | unreturned capital ▾ | yes | |
| GP (carry) | — | — | — | — | promote only |
| GP co-invest | rides Class A | yes |
Acquisition 2% at close → income on SPC Management Co · Asset mgmt 5% of revenue monthly → intercompany · Disposition 1% at exit
Continue
Start from template: “8 pref → 65/35” ▾ · then refine in the builder (operating + capital-event stacks, simulator, versioning)
Continue
CSV: investor_name, email, phone, class, commitment, funded_to_date · 9 rows parsed ✓ · 2 new contacts will be created in CRM · 1 ROW: MISSING EMAIL — phone match found (D. Kaur)
ResolveContinue
Hill Country KRV II LLC · $1.6M equity across 9 LPs + GP · 8% cumulative pref on unreturned capital → 65/35 · fees wired to Books · capital accounts open at $0 pending funding
Waterfall builder — Sunset Pines SPE V2 · EFFECTIVE JUL 1 history
OPERATING CASH CAPITAL EVENT
Who: Class A + GP co-invest · Until: 8% cumulative pref satisfied (base: unreturned capital) · Split: 100% pro-rata
Who: all · Until: exhausted · Split: 65% Class A / 35% GP carry
+ Add tranche Validate
Class A until unreturned capital = $0 · 100%
Class A until accrual balance = $0 · 100%
65 / 35
Distributable: $ Run
| Tranche | Amount | Class A | GP carry |
|---|---|---|---|
| 1 · Pref (8% cum.) | $41,200 | $41,200 | — |
| 2 · Split 65/35 | $20,800 | $13,520 | $7,280 |
| Total | $62,000 | $54,720 | $7,280 |
Per-LP preview: show positions
Add tranche
Who: Class A ▾ · Character: pref | ROC | profit | carry ▾ · Until: pref satisfied | capital returned | equity multiple ≥ | (IRR — later) · Split: editable by class
Add Cancel
Raise — Hill Country KRV II OPEN · CLOSES SEP 30
Target $1.6M · Class A · min check $50K · data room (6 docs)
| Investor | Amount | Stage | Last activity | |
|---|---|---|---|---|
| Meridian Family Trust | $400,000 | FUNDED ✓ | wire received Jul 2 | |
| Hargrove Capital LLC | $350,000 | SIGNED — COUNTERSIGNED | funding instructions sent | Mark funded |
| R. Chen | $150,000 | DOCS OUT · VIEWED 2× | subscription sent Jun 30 | Nudge |
| D. & P. Kaur | $170,000 | SOFT COMMIT | data room 14 min Jul 5 | Send docs |
| New: T. Vaughn (referred) | — | INVITED | not yet viewed |
+ Invite investor View as LP → Close raise
Software posture: sponsor runs the exemption; we run docs, signatures, tracking, and the audit log. Accreditation is self-attested + stored, never verified by us.
Invest — Hill Country KRV II LP VIEW · R. CHEN
Class A · 8% pref → 65/35 · min $50,000 · closes Sep 30
OFFERING QUESTIONNAIRE SIGN & FUND
PPM · Operating agreement · Pro forma · Property condition report · Photos · Debt terms — all access logged
Amount: $ Commit
Investing as: ◉ Individual ○ Entity/trust ○ IRA · Name(s) exactly as on documents: · Tax ID: how we store this
Accreditation (self-attested): income ▾ · Distribution payout: ACH ••8812 ▾ · State of residence: TX ▾
Generate my documents
E-sign envelope · 14 pages · your details pre-filled from the questionnaire
Review & signWire instructions appear here after countersignature. Your money never moves to an un-accepted subscription. On close: your position opens and your capital account starts at your funded amount.
Transfers & secondary sales 1 OPEN REQUEST
Requested Jun 28 · proposed transferee: their family trust · OA requires: GP consent ✓ (Jul 1) · 30-day ROFR to existing LPs (expires Jul 28) · then docs + effective-date settlement
- ✓Request submitted with proposed terms
- ✓GP consent recorded (Jul 1, with note)
- ⏳ROFR notices sent to 7 existing LPs — 0 exercised so far
- ○Assignment agreement → e-sign (both parties + GP)
- ○Settlement: position splits at effective date · pref accrual splits with the units · transferee onboards (W-9, payout method, portal)
Simulate ROFR expiry
LP redemption requests (if the OA allows): request → GP review → priced → paid → position retired. GP promote assignment between co-GPs and team carry vesting are tracked as position transfers with schedules — what we deliberately don't build
Quarterly letter — Q2 2026 DRAFT
Publishes to all LP portals + email · per-deal metrics merge in live
Partners,
Q2 was a strong operating quarter across the portfolio. Same-store revenue grew {{portfolio.revenue_growth → +6.9%}} and we distributed {{q2.total_distributions → $412K}} across six deals.
Sunset Pines: occupancy {{deal.occupancy → 87%}}, NOI {{deal.noi → $32,112/mo}}. The Q2 distribution of {{deal.q2_dist → $62,000}} posts {{q2.payment_date → July 15}}.
On the 2028 loan maturities: we continue reserving rather than distributing aggressively…
Preview as LP Publish K-1 center
Inbox — Sunset Pines 4 OPEN
Email + SMS, one thread per conversation · any staff member sees everything
“hey is the pool open for the 4th?” — 22 min ago
AI draft: “Yes! Pool's open 9–9 all weekend, extended for the 4th 🎆” Send Edit
“¿Puedo pagar la mitad el viernes y la otra mitad el 15?” translate
⚠ Account context: eviction-path — partial payments blocked. AI suggests routing to owner + payment-plan offer (which documents consent lawfully). Route + draft plan
“do you have a dump station for non guests” · Template reply To triage
Segments & campaigns + New segment
CampCite can operate this for you — every send honors org-wide suppression
| Segment | Members | Last campaign | Attributed revenue | |
|---|---|---|---|---|
| Winter Texans (stayed Nov–Mar, any year) | 214 | “Book your winter spot” · Jun 2 | $18,400 · 11 bookings | Report |
| Stayed 2+, not booked this year | 187 | Win-back · May 15 | $9,150 · 7 bookings | Report |
| Monthly agreements expiring in 90d | 6 | — (feeds Renewals) | — | → Renewals |
| Referral credits ("referred by" on lead) | 7 referrers | credit on next stay | $1,050 issued | How |
| 5th-stay loyalty trigger | auto | upgrade code on 5th booking | $2,210 | AUTOMATION |
New campaign Export segment
New segment
WHERE stays ≥ AND last_stay < AND site_type = 50-amp ▾
AND/OR groups supported · Live count: 94
Save Cancel
Automations
Toggles, not a builder — each is a switch + a template + timing
| Automation | Config | Last 30d | |
|---|---|---|---|
| Pre-arrival message | 3 days before · SMS+email | 118 sent | ON |
| Post-stay review ask | 6pm day of checkout · interception ON | 92 sent · 3 intercepted | ON |
| Win-back | anniversary of last stay | 44 sent · 6 rebooked | ON |
| Renewal reminder | 90/60/30 days | 12 sent | ON |
| Waitlist notify | 48h offer expiry, auto-next | 5 offers · 3 accepted | ON |
| Stale-lead nudge (staff) | 3 days untouched | 21 nudges | ON |
| Contact-completion | day 2 after check-in, max 4 asks | 67 asks · 41 completed | ON |
| Birthday touch | residents only · email | 9 sent | OFF → tap |
Every run logged per contact · test-send to yourself from any row · pausing never loses queued runs.
CRM settings
SENDING SUPPRESSION DEDUP QUEUE · 2
mail.sunsetpinesrv.com VERIFIED · SPF ✓ DKIM ✓ DMARC ✓ · bounce rate 0.4% · complaint 0.01%
(830) 555-0100 ACTIVE · transactional only for marketing-suppressed contacts · toll-free verified
| Value | Scope | Source | When |
|---|---|---|---|
| k.mills@… | Marketing (org-wide) | unsubscribe link | Jun 22 |
| (512) 555-0177 | All SMS | replied STOP | Jun 30 |
Value-keyed — survives merges. Removal requires reason + audit.
1 open deletion request (K. Mills) — PII deletes/anonymizes; financial records retain under lawful hold. Execute
Guest self-service: profile-update links let guests fix their own phone/rig/pets — how
“Dale Hobbs” + “D & K Hobbs” — shared phone (830) 555-0122, different emails · 2 stays vs 1 lease
Compare & merge Keep separateImport pass 4: one email on 27 different reservation names (proxy address from an OTA) — quarantined, not merged
ConfirmContacts + New contact
ALL 1,847 RESIDENTS SEGMENTS ▾ HAS OPEN LEAD FLAGGED
| Contact | Phone | Type | Last activity | Lifetime | Open items | |
|---|---|---|---|---|---|---|
| Sarah Mitchell VIP | (512) 555-0184 | Resident · Lot 14 | Jul 1 · autopay | $9,840 | — | |
| Robert & Lisa Chen | (512) 555-0177 | Applicant → Lot 22 | Jul 3 · application | $0 | SETUP | |
| T. Baker | (830) 555-0112 | Guest · site 7 | Today · check-in | $1,240 | — | |
| Kathy Dunn NEW | (830) 555-0141 | Lead · monthly | Today · voicemail | — | LEAD | |
| Miguel Torres EVICTION PATH | (830) 555-0166 | Resident · Lot 22 | Jul 6 · SMS (ES) | $14,200 | $1,389 | |
| Robert Chen (LP) INVESTOR | (512) 555-0199 | LP · 6 deals | Jun 30 · distribution | $425K invested | — |
+ Segment ✉ Campaign ⬇ Export
One record per human across guest, resident, lead, applicant, and investor hats. Row click → full contact with communications, ledger links, and history.
Marketing
EMAIL SMS AUTOMATIONS
| Campaign | Segment | Sent | Open | Bookings | Revenue |
|---|---|---|---|---|---|
| Book your winter spot | Winter Texans (214) | Jun 2 | 61% | 11 | $18,400 |
| Win-back spring | Lapsed 2+ stayers (187) | May 15 | 44% | 7 | $9,150 |
| Draft: July 4 events | On-park + local (96) | — | — | — | Edit |
New email campaign
Marketing SMS requires explicit opt-in (154 contacts opted in). Transactional SMS (confirmations, pay links, broadcasts to guests in-house) is separate and always allowed. STOP handling automatic.
| SMS blast | Audience | Sent | Replies |
|---|---|---|---|
| “Cancellation opened Labor Day wknd” | Waitlist opt-ins (38) | Jun 12 | 9 → 4 bookings |
New SMS blast
The 8 lifecycle automations (pre-arrival, review ask, win-back, renewals, waitlist, stale-lead, contact-completion, birthday) live in Automations — marketing campaigns here are one-off sends on top of them.
CRM reporting
| Source | Leads | Won | Rev |
|---|---|---|---|
| Phone (AI answered) | 14 | 6 | $8,100 |
| Email intake | 9 | 2 | $2,400 |
| Web form | 8 | 3 | $5,850 |
| Walk-in | 4 | 1 | $650 |
| Marketplace | 3 | 0 | — |
| Stage | In | → next |
|---|---|---|
| Inquiry | 38 | 68% |
| Contacted | 26 | 58% |
| Waitlist/Offered | 15 | 80% |
| Won | 12 | — |
Lost reasons: price (5) · no availability (4) · rig age (2)
Response times Campaign ROI Ask a question →
Phone system
Connect your phone system — calls log to contacts, voicemails transcribe to intake, caller-ID pops the profile
Built in. AI answers, books, creates leads, logs summaries. After-hours + overflow.
(830) 555-0100 · calls + texts sync to contact timelines · shared with front desk
SettingsCalls, voicemail transcription → intake queue, click-to-call from contacts
ConnectPopular with small parks — call forwarding + voicemail email parsing
ConnectCalls + AI notes sync
ConnectGeneric webhook + SIP integration
DocsIncoming call from (512) 555-0184 → screen pops Sarah Mitchell (resident, $0 balance, VIP) before you answer. Missed call → voicemail transcribed → intake queue. Every call logged on the timeline with recording link per your policy.
Field manager
Standard campground fields ship as defaults on every object — add custom fields per park or org
CONTACT LEAD RESIDENT
| Field | Type | Default | |
|---|---|---|---|
| Name / emails[] / phones[] / address | identity | STANDARD | required |
| Rig: type · length · year · slides | structured | STANDARD | drives 10-yr rule + site fit |
| Tow/vehicle plates[] | list | STANDARD | feeds gate access + towing |
| Pets: name · breed · weight | list | STANDARD | breed-restriction checks |
| Household / occupants | relation | STANDARD | |
| Birthday · preferred channel · language | enum/date | STANDARD | automations use these |
| Source · tags · flags | enum/multi | STANDARD | |
| Veteran discount eligible | checkbox | CUSTOM · THIS PARK | edit |
+ Add custom field
| Field | Type | Default |
|---|---|---|
| Lead type · pipeline · stage | enum | STANDARD |
| Wanted: site type · amps · dates/season | structured | STANDARD |
| Rig year (qualification) | number | STANDARD |
| Budget · source · referred-by | misc | STANDARD |
| Lost reason | enum (price/availability/rig age/other) | STANDARD |
| Field | Type | Default |
|---|---|---|
| Lease dates · lot · rate | from tenancy | LINKED |
| Emergency contact | contact | STANDARD |
| Rig/home insurance · expiry | doc+date | STANDARD |
| Mail handling preference | enum | STANDARD |
Add custom field — Contact
Label · Type: text | number | date | dropdown | checkbox | file ▾ · Applies to: this park | all parks ▾ · Show in: profile | booking | application ☑
Add field Cancel
Email & message templates
Every message the platform sends — including the reservation system's — managed here, in one place
RESERVATION SYSTEM CRM & MARKETING TENANCY & BILLING
| Template | Sent by | Channel | 30d | |
|---|---|---|---|---|
| Booking confirmation | Reservation engine | 412 | Edit | |
| Payment receipt | Reservation engine | 523 | Edit | |
| Cancellation confirmation | Reservation engine | 38 | Edit | |
| Payment reminder / pay link | Reservation engine | Email+SMS | 96 | Edit |
These are the engine's transactional sends — edited here, versioned, previewed with real reservation data, and logged to contact timelines. One sending reputation, one suppression list, one place.
| Template | Used by |
|---|---|
| Pre-arrival · Review ask · Win-back · Renewal · Waitlist offer | Automations |
| Quote follow-up · Group/rally offer · Rate-change letter | Pipelines & renewals |
| Template | Used by |
|---|---|
| Invoice issued · Autopay receipt · Late notice · Demand notice | Billing & delinquency |
| Lease renewal · Increase notice (statutory) · Deposit disposition | Tenancy |
Capital call — Hill Country KRV II OPEN · DUE JUL 31
Purpose: capex — pool + 12 new pads · $240,000 · pro-rata by commitment · called Jul 1
| Investor | Committed | This call | Status | |
|---|---|---|---|---|
| Meridian Family Trust | $400K | $60,000 | RECEIVED · WIRE JUL 3 | |
| Hargrove Capital LLC | $350K | $52,500 | RECEIVED · ACH JUL 5 | |
| R. Chen | $150K | $22,500 | NOTICE VIEWED · T-24D | Remind |
| D. & P. Kaur | $170K | $25,500 | NO RESPONSE · 2 REMINDERS | Default options |
Mark received Capital account view ← Fund
Received funds post to capital accounts as contributions at receipt; the call closes when fully funded or the GP resolves defaults.
Default options — D. & P. Kaur
Per the OA: ① extend grace (log reason) · ② GP covers shortfall (GP position grows) · ③ offer shortfall to other LPs pro-rata · ④ dilution: reprice their position via position_events (exact math shown before execution)
Extend grace Cancel
Data room — Hill Country KRV II raise
6 documents · per-viewer watermarks · every open logged
- PDFPrivate Placement Memorandum V3
- PDFOperating Agreement (form)
- XLSPro forma — 5yr
- PDFProperty condition report
- PDFDebt term sheet — Frost
- ZIPProperty photos
+ Add doc Watermark ⚙
- Jul 5D. & P. Kaur — pro forma, 14 min · PPM, 22 min
- Jul 2R. Chen — PPM (2nd view), debt terms
- Jun 30T. Vaughn — invited, not yet viewed Nudge
Engagement signals feed the raise pipeline — deep pro-forma time is your best soft-commit predictor.
Reservation Management System LIVE TODAY — THE EXISTING PRODUCT
Not mocked here on purpose. The RMS is the real RoverPass product (github.com/roverpass/roverpass) running in production. To see it, open the real thing: owner portal · product site. Below: what it does today and where each new module attaches.
| What exists today | Where it lives | How the new modules extend it |
|---|---|---|
| Availability Calendar + blackouts | Owner portal · calendar_events is the single availability truth | Tenancy leases place holds on the same calendar — leased lots appear beside bookings |
| Online Checkout + Reservation Builder | Guest checkout · staff Res Builder/POS | Unchanged. CRM adds the do-not-rent flag check + "ask about monthly" intake |
| Guestbook | Owner portal | Becomes the CRM Contacts backfill — one person across stays, leases, deals |
| Invoicing incl. recurring + autopay | Installments engine: monthly schedules, proration, late fees, payment links | Tenancy upgrades it: rent roll, person-level balances, deposits, delinquency |
| Meter Readings | React SPA (electric/gas/water, CSV import) | New capture UX + auto-billing from reads + exception queue |
| Reports (48) | BigQuery-backed report viewer | Intelligence layer: chat builder, budget-vs-actual, cross-module joins |
| General Store / POS · Ticketing | Owner portal | Feed the accounting stream automatically |
| OTA via Channex · iZ Cloud gate access · Upkeep PWA · AI Front Desk | Integrations, live | CRM ingests OTA guests · gate access follows delinquency state · violations bridge to tenancy files |
Nothing in this table changes for existing parks on day one. Every new module is additive, adopted per park.