---
name: RentManager Accounting Expert
description: RentManager accounting, GL codes, chart of accounts, PM fees, expense category, trust accounting, month-end close, P&L, rent roll, aging report, charge type, late fee, utility billing, loss-to-lease, vacancy loss, NOI, write-off, owner statement.
context: fork
---

# RentManager Accounting Expert

**Scope:** Property management accounting as implemented in RentManager for Sunrise Communities -- a manufactured housing portfolio of 19 MHP properties (~3,225 lots) plus 5-7 parking assets across OH, IN, MD, and MI.

**Important:** This skill provides reference guidance sourced from RentManager documentation, industry standards, internal Sunrise procedures, and web research (March 2026). GL account numbers shown are illustrative suggestions, not RM defaults. Verify all procedures in the actual RentManager application before relying on them. All reconciliations and close entries require review by Mike (Controller).

> **API Reference:** For RentManager API patterns (auth, endpoints, pagination, caching), see [api-reference.md](api-reference.md) in this skill directory.

**Cross-references:**
- `api-reference.md` -- RentManager API patterns, endpoints, property ID mapping, Cloudflare integration
- `DATA_DICTIONARY.md` -- Authoritative metric definitions for Sunrise
- `RentManager_Admin_Guide.md` -- Detailed RM navigation and procedures
- `finance-operations-expert/skill.md` -- Bank reconciliation, variance analysis, month-end close
- `kpi-analysis/skill.md` -- KPI benchmarks and interpretation

---

## 1. Chart of Accounts & GL Structure

### 1.1 How RentManager Organizes GL Accounts

RM uses **property-specific accounting** -- every transaction links to at least one property. The master chart of accounts applies across all properties. COA mapping can create "virtual" account views for specific reporting recipients (per-investor, per-lender) without altering the underlying COA.

**Navigation:** Menu > Accounting > General > Chart of Accounts

**Adding a GL account:** Chart of Accounts page > Add GL Account. Required fields: Type, GL Account No (auto-suggests next available), Name. Optional: Description (internal only), Subaccount of (parent/child hierarchy).

**Key principle:** Use parent accounts as category headings only -- do not post transactions to parent accounts. Post to subaccounts only.

### 1.2 Standard Property Management COA Numbering

The standard five-category structure used across property management accounting:

| Range | Account Type | Description | Examples |
|-------|-------------|-------------|----------|
| 1000-1999 | Assets | Bank accounts, receivables, prepaid, fixed assets | Operating Bank (1010), SD Bank (1020), A/R (1100) |
| 2000-2999 | Liabilities | Payables, deposits held, loans, prepaid rent | SD Liability (2100), AP (2000), Prepaid Rent (2200) |
| 3000-3999 | Equity | Owner contributions, retained earnings, distributions | Retained Earnings (3000), Owner Contributions (3100) |
| 4000-4999 | Income | All revenue streams | Lot Rent (4100), Utility Income (4110-4140), Late Fees (4200) |
| 5000-6999 | Expenses | Operating expenses | R&M (5100), Utilities (5200), Mgmt Fees (5300) |
| 7000-7999 | Other Income/Expense | Non-operating items | Interest Income (7100), Gain/Loss on Sale (7200) |

**Source:** General property management accounting convention per NARPM Accounting Standards framework and IREM Chart of Accounts guidance. GL numbers are illustrative -- Sunrise's actual account numbers may differ.

### 1.3 MHP-Specific Chart of Accounts

Manufactured housing parks require specialized accounts not found in standard multifamily COAs:

#### Revenue Accounts (4000-series)

| Account | Suggested No. | Type | Notes |
|---------|--------------|------|-------|
| Lot Rent Income | 4100 | Income | Primary revenue -- TOH and POH lot rent |
| Home Rent Income (POH) | 4105 | Income | Park-Owned Home rental income (separate from lot rent) |
| Utility Income -- Water | 4110 | Income | Billback/RUBS revenue for water |
| Utility Income -- Electric | 4120 | Income | Billback revenue for electricity |
| Utility Income -- Gas | 4130 | Income | Billback revenue for gas |
| Utility Income -- Trash | 4140 | Income | Flat-fee or billback for trash/waste |
| Late Fee Income | 4200 | Income | Dedicated account -- never mix with rent |
| NSF Fee Income | 4210 | Income | Fee charged TO tenant for returned payment |
| Pet Fee Income | 4220 | Income | Monthly or one-time pet fees |
| Admin/Move-In Fee Income | 4230 | Income | One-time fees at lease inception |
| Storage Fee Income | 4240 | Income | Monthly storage unit or extra parking |
| SD Forfeited Income | 4250 | Income | Deposit forfeiture upon lease termination |
| Month-to-Month Fee Income | 4260 | Income | Premium for holdover/MTM tenants |
| Application Fee Income | 4270 | Income | Non-refundable application processing |

#### Liability Accounts (2000-series)

| Account | Suggested No. | Type | Notes |
|---------|--------------|------|-------|
| Security Deposit Liability -- Rent | 2100 | Other Current Liability | Must be designated as SD in System Preferences |
| Security Deposit Liability -- Pet | 2101 | Other Current Liability | Separate from rent SD for tracking |
| Security Deposit Liability -- Storage | 2102 | Other Current Liability | If applicable |
| Prepaid Rent Liability | 2200 | Other Current Liability | Rent received before the period it covers |
| Accounts Payable | 2000 | Current Liability | Vendor invoices pending payment |

#### Expense Accounts (5000-6000 series)

| Account | Suggested No. | Type | Notes |
|---------|--------------|------|-------|
| Maintenance & Repair | 5100 | Expense | Routine upkeep -- roads, common areas, plumbing |
| Utilities Expense (owner-paid) | 5200 | Expense | Water/sewer/electric the park pays |
| Management Fee Expense | 5300 | Expense | PM fee -- post at management entity level |
| Bad Debt Expense | 5400 | Expense | Write-offs of uncollectable receivables |
| Insurance Expense | 5500 | Expense | Property, liability, workers comp |
| Property Tax Expense | 5600 | Expense | Real estate taxes |
| Payroll Expense | 5700 | Expense | On-site staff wages and benefits |
| Legal/Professional | 5800 | Expense | Attorney, CPA, eviction costs |
| Advertising/Marketing | 5900 | Expense | Vacancy marketing, signage |
| Trash/Waste Removal | 6000 | Expense | Contract waste hauling |
| Landscaping/Mowing | 6100 | Expense | Grounds maintenance |
| Snow Removal | 6200 | Expense | Seasonal -- Midwest properties |
| Capital Improvements | 6300 | Expense/Asset | Roads, infrastructure (may capitalize) |
| NSF Fee Expense | 6400 | Expense | Fee charged BY bank for returned items |

### 1.4 Sunrise-Specific Account References

Per `DATA_DICTIONARY.md`, Sunrise uses these specific identifiers:

| Metric | RM Source | Notes |
|--------|-----------|-------|
| Lot Rent Charge Types | 66 (LR), 113 (RC), 140 (CnRent) | Used for collection metrics and rent roll |
| Home Rent Charge Type | 114 | Excluded from lot rent calculations |
| Bad Debt Write-offs | Account 4010-0005 | Per P&L Report |
| Income Accounts | 4000-series (Rental), 4200-series (Parking/Other) | Per Report 43 |
| Expense Accounts | 5000-series, 6000-series, 7000-series | Per Report 43 |

**Key reports:**
- Report 43: Profit & Loss by Property Comparison
- Report 72: Market Rent Report
- Report 78: Aged Receivables

### 1.5 GL Mapping to External Accounting Systems (QBO)

RentManager does not have a native QuickBooks Online sync. The standard workflow:

1. RM is the system of record for all property-level transactions
2. Monthly financial data (P&L, Trial Balance by property) is exported from RM
3. Summary journal entries are posted to QBO to match GL-level totals
4. QBO is used for entity-level (LLC/fund) reporting and tax filing

**GL mapping process:**
- Export RM Trial Balance or P&L by account
- Map each RM GL account to the corresponding QBO account
- Post summary JEs in QBO (not individual transactions)
- Reconcile QBO bank accounts to the same bank statements as RM

**Common mapping issues:**
- RM uses property-level accounts; QBO may use class tracking for property allocation
- Charge types in RM may not have a 1:1 correspondence with QBO income categories
- Security deposit liability must be mapped to a liability account in QBO, not income
- Run the RM Charge Type Links report (Menu > Reports > Charge Type Links) to audit mappings

### 1.6 Common Miscoding Mistakes

| Mistake | Why It Matters | How to Catch |
|---------|---------------|-------------|
| Utility billback posted to Utility Expense instead of Utility Income | Inflates expenses AND understates income -- double impact on NOI | Compare utility income to utility expense ratios; run Charge Type Links report |
| Security deposit credited to Income instead of Liability | Creates incorrect tax liability; violates GAAP | Compare SD Listing to 2100-series balance on Trial Balance |
| Late fees posted to Rent Income | Obscures loss-to-lease calculations; inflates rent metrics | Filter charges by charge type; verify LFEE maps to 4200 not 4100 |
| NSF fee confusion -- bank fee vs tenant fee | Bank's fee is expense (6400); tenant's fee is income (4210) | Ensure separate charge types exist for each |
| Management fee at property level | Double-counts on portfolio P&L | Post to management company entity only |
| Generic MISC charge type | Impossible to track recovery rates by revenue stream | Audit charge types quarterly; recode or merge |
| Prepaid rent posted as current-period revenue | Overstates current month, understates future month | Review credits/prepayments before month-end close |

---

## 2. Charge Codes (Charge Types)

### 2.1 How Charge Types Work in RM

RM calls these "Charge Types" -- each is linked to exactly one GL account. Transactions using that charge type hit that GL account when posted and paid.

**Navigation:** Menu > Accounting > General > Charge Types

**Key fields per charge type:**
- **Name:** Max 6 characters -- displays on reports and ledgers (e.g., LOTRNT, WATER, LFEE, SDEP)
- **Description:** Full internal description
- **GL Account:** The income, liability, or expense account this charge hits
- **Default Amount:** Pre-fill amount (overridable per transaction)
- **Prorate by Day:** Enable for rent-type charges so mid-month move-in calculates correctly
- **Active:** Uncheck to deactivate without losing history. Do NOT delete charge types with history.

### 2.2 MHP Charge Type Taxonomy

| Charge Type | Name | GL Account | Recurring? | Prorate? | Notes |
|-------------|------|-----------|-----------|---------|-------|
| Lot Rent | LOTRNT | 4100 Lot Rent Income | Yes (Monthly) | Yes | Primary recurring charge |
| Home Rent (POH) | HOMERNT | 4105 Home Rent Income | Yes (Monthly) | Yes | Park-Owned Homes only |
| Water Billback | WATER | 4110 Utility Income-Water | No (per reading) | No | Posted via Utilities module |
| Electric Billback | ELECT | 4120 Utility Income-Elec | No | No | Posted via Utilities module |
| Gas Billback | GAS | 4130 Utility Income-Gas | No | No | |
| Trash Fee | TRASH | 4140 Utility Income-Trash | Yes (Monthly) | No | Usually flat recurring |
| Late Fee | LFEE | 4200 Late Fee Income | No (auto-posted) | No | Configured per property |
| NSF Fee | NSFFEE | 4210 NSF Fee Income | No | No | Auto-applied on returned payment |
| Pet Fee | PETFEE | 4220 Pet Fee Income | Yes or No | No | Recurring if monthly |
| Month-to-Month | MTMFEE | 4260 MTM Fee Income | Yes | No | Holdover premium |
| Admin/Move-In | ADMIN | 4230 Admin Fee Income | No | No | One-time at move-in |
| Storage Fee | STOR | 4240 Storage Income | Yes | No | |
| Security Deposit -- Rent | SDEP | 2100 SD Liability-Rent | No | No | Must designate as SD in System Preferences |
| Security Deposit -- Pet | SDEPP | 2101 SD Liability-Pet | No | No | Separate from rent SD |
| Bad Debt Credit | BDCRD | 5400 Bad Debt Expense | No | No | Write-off credits only |

### 2.3 Charge Type Administration

**Creating:** Menu > Accounting > General > Charge Types > Add (+)
**Merging duplicates:** Menu > Accounting > General > Charge Types > Merge (transfers history)
**SD designation (critical):** After creating an SD charge type, also go to Administration > Preferences > System Preferences > General Options > Security Deposit > General, and add the new charge type to the Security Deposit Charge Type(s) list. Without this, the deposit flows to income, not liability.

---

## 3. Revenue Recognition

### 3.1 Lot Rent

**When it posts:** Lot rent is posted as a recurring charge on the Posting Day (configured per property, typically the 1st). Under accrual accounting, revenue is recognized when the period begins, regardless of when payment is received.

**How recurring charges work in RM:**
- Set at four levels (lower overrides higher): Property > Unit Type > Unit > Tenant
- Posted via batch: Menu > Receivables > Recurring Charges > Post Recurring Charges
- Prorated by day for mid-month move-ins/move-outs (if Prorate by Day enabled)

**Prepaid rent:** When a tenant pays before the billing period, the payment should be applied to the charge for the correct period. If there is no charge yet, the payment sits as an unapplied credit. RM tracks this automatically. For financial reporting, prepaid rent received but not yet earned should appear as Prepaid Rent Liability (2200) on the balance sheet. In practice, most MHP operations on cash basis do not make this distinction.

**Sunrise lot rent charge types:** 66 (LR), 113 (RC), 140 (CnRent) -- per DATA_DICTIONARY.md

**Loss-to-Lease:** The gap between market rent and actual rent collected.
- Formula: `(Market Rent - Current Rent) / Market Rent x 100`
- Monthly LTL: Dollar amount per month
- Annual LTL: Monthly x 12
- Data source: RM MarketRents API (Report 72) vs RecurringCharges API
- Sunrise target: Recapture 15-20% of LTL per year through lot rent increases

### 3.2 POH (Park-Owned Home) Rent

POH rent is separate from lot rent -- a tenant in a POH pays BOTH lot rent (for the land) and home rent (for the structure). These must map to different charge types and GL accounts:

- Lot rent -> 4100 (Lot Rent Income) via LOTRNT charge type
- Home rent -> 4105 (Home Rent Income) via HOMERNT charge type

**Why separation matters:**
- NOI margin benchmarks differ for lot-only vs POH portfolios
- Lot-only portfolios target 55-65% NOI margin; high-POH portfolios: 40-50%
- POH homes carry maintenance obligations that inflate expenses
- Investors evaluate lot rent growth separately from home rent
- DATA_DICTIONARY.md explicitly excludes Home Rent (charge type 114) from lot rent calculations

### 3.3 Utility Bill-Backs

Two primary methods for passing utility costs to residents:

**RUBS (Ratio Utility Billing System):**
- Allocates total utility cost proportionally based on a formula
- Common allocation factors: square footage, number of occupants, number of bedrooms, or equal split
- Posted as utility income (4110-4140 range) -- this is revenue, not a cost offset
- No individual meters required -- lower capital cost than sub-metering
- Regulatory note: Check state/local laws; some jurisdictions restrict RUBS or require specific disclosure

**Sub-Metered Billing:**
- Individual meters per lot measure actual consumption
- More accurate but higher installation cost
- RM Utilities module manages meter readings and billing
- Posted per reading, not as recurring charges

**How utility billbacks post:**
1. Park receives utility bill from provider -> posts to Utility Expense (5200)
2. Park calculates tenant allocation (RUBS formula or meter reading)
3. Charge posted to each tenant using WATER/ELECT/GAS charge type -> hits Utility Income (4110-4140)
4. Net utility cost = Utility Expense minus Utility Income recovered

**Recovery rate monitoring:** If utility income consistently falls below utility expense, investigate:
- Are all occupied lots being billed?
- Is the RUBS formula capturing actual consumption patterns?
- Are vacant lots absorbing cost without billback?
- Water leaks inflating master meter vs sum of sub-meters?

### 3.4 Late Fees

**Assessment triggers (configured per property):**
- Flat fee (e.g., $25-$75) OR percentage of delinquent balance
- Grace period: Number of days after due date before fee applies (typically 5 days for MHP)
- "On Rent Only" toggle: Recommended for MHP -- applies only to lot rent delinquency, not utility or fee balances
- Minimum balance threshold: Avoids charging late fees on trivial balances (e.g., $0.01)

**How to configure:** Property details > Late Fees tab
**How to post:** Menu > Receivables > Recurring Charges > Post Late Fees (select properties, As Of date, Days Delinquent range)

**GL treatment:** Late fee charges hit Late Fee Income (4200) -- a dedicated account separate from rent. Never combine with lot rent as it distorts loss-to-lease and rent roll accuracy.

**Sunrise-specific late fee configuration (from Feb 2026 audit):**

| Property | Late Fee Rule | Notes |
|----------|-------------|-------|
| Bellecrest | $50.00 fixed | |
| Cedarhurst | Scripted (% -- needs verification) | Formula-based, review in RM |
| Dutch Gardens | $35.00 fixed | 1 tenant override at $50 |
| Lakeridge Estates | $75.00 fixed | |
| Mancuso Village | $50.00 fixed | |
| MNL (North Licking) | $35.00 fixed | |
| Park Estates | $40.00 fixed | |
| Ridgebrook Hills | $75.00 fixed | |
| Rolling Meadows | $50.00 fixed | |
| Sherman Estates | $50.00 fixed | 3 overrides: $0, $48, $50 |
| Stowne | $35.00 fixed | |
| Tilghman | Scripted (5% -- likely incorrect) | Verify in RM |
| Timberview | Scripted (% -- needs verification) | |
| Walston | Scripted (% -- needs verification) | |

**Properties with late fees DISABLED:**
American Preserve, Darby View, Elk Creek, Hidden Forest, Miami Village

**Audit note:** Elk Creek has 1 tenant override at $75 despite late fees being disabled at the property level.

### 3.5 Other Income

| Fee Type | GL Account | Typical Amount | Recognition |
|----------|-----------|---------------|-------------|
| Application Fee | 4270 | $25-$75 | Non-refundable; recognized when received |
| Move-In Fee | 4230 | $100-$500 | One-time; recognized at move-in |
| Pet Fee (one-time) | 4220 | $100-$500 | Recognized when received |
| Pet Fee (monthly) | 4220 | $15-$50/mo | Recognized monthly as recurring |
| Storage Fee | 4240 | $25-$100/mo | Recognized monthly as recurring |
| Month-to-Month Premium | 4260 | $25-$100/mo | Recognized monthly for holdover tenants |
| NSF Fee (to tenant) | 4210 | $25-$50 | Recognized when charged |
| SD Forfeiture | 4250 | Varies | Recognized when deposit is forfeited |

### 3.6 Security Deposits (Liability Treatment)

Security deposits are NOT income. They are held funds that must be recorded as a liability until refunded or forfeited.

**GL flow on receipt:**
- Debit: Cash/Bank (1010 or 1020)
- Credit: Security Deposit Liability (2100)

**GL flow on refund:**
- Debit: Security Deposit Liability (2100)
- Credit: Cash/Bank (1020)

**GL flow on forfeiture:**
- Debit: Security Deposit Liability (2100)
- Credit: SD Forfeited Income (4250)

**RM process for recording SD:**
1. Menu > Tenants > [Tenant] > General tile > Security Deposit Held > Add
2. Select Unit, Date, Charge Type (SD-designated), Amount, payment method
3. RM tracks as "Held" -- posts to liability account automatically
4. CRITICAL: Charge type must be designated as SD in System Preferences (Administration > Preferences > System Preferences > General Options > Security Deposit > General)

**Best practice:** Maintain a separate bank account (1020) for security deposit funds. Often legally required; prevents commingling with operating funds.

**Monthly verification:** Run SD Listing report and compare to 2100-series liability balance on Trial Balance. Any variance indicates miscoded deposits.

### 3.7 Vacancy Loss

**Definition:** Revenue lost because units are not generating income.

**Physical vacancy:** `Vacant Units / Total Units x 100`
**Economic vacancy:** `(Gross Potential Rent - Actual Rent Collected) / Gross Potential Rent x 100`

Economic vacancy is broader than physical vacancy because it includes:
- Physically vacant units
- Occupied units with delinquent tenants (bad debt)
- Concessions or rent-free periods
- Model/manager units generating no revenue

**How to calculate in RM:**
- Physical: Run Summary Rent Roll (Reports > Occupancy > Summary Rent Roll) -- shows occupied vs total units
- Economic: Compare actual collections (Charges API - AmountAllocated) to gross potential rent (Market Rent x Total Units)

**Sunrise occupancy benchmarks (per KPI skill):**
- Physical Occupancy target: 93%+; alert below 85%
- Economic Occupancy target: 90%+; alert below 85%
- If Physical > Economic: delinquency problem
- If Economic > Physical: premium rents or strong fee income

**Vacancy loss on financial reports:**
- Some PM firms report vacancy loss as a line item between Gross Potential Rent and Effective Gross Income
- In RM, vacancy loss is implicit -- it is the difference between what the property could earn at full occupancy and what it actually earns
- For investor reporting, calculate and present explicitly

---

## 4. Operating Expenses

### 4.1 Standard MHP Expense Categories & Benchmarks

| Category | Typical % of Revenue | Typical $/Lot/Year | Notes |
|----------|---------------------|--------------------|----|
| Water/Sewer | 10-20% | $600-$1,800 | Largest single line item for private utilities; parks with public W/S are much lower |
| Property Taxes | 8-15% | $300-$800 | Based on assessed value; varies dramatically by state/county |
| Insurance | 5-8% | $150-$250/lot/yr | Liability + property; industry plug: $150-$250/lot/year |
| Payroll/On-Site Staff | 8-12% | $400-$800 | Managers, maintenance staff; varies by park size |
| Repairs & Maintenance | 5-10% | $200-$600 | Roads, common areas, plumbing, seasonal |
| Management Fees | 4-8% | Based on % of revenue | See Section 5 for detailed mechanics |
| Trash/Waste Removal | 2-5% | $100-$400 | Contract waste hauling |
| Landscaping/Mowing | 1-3% | $50-$200 | Grounds maintenance |
| Legal/Professional | 1-3% | $50-$200 | Evictions, CPA, legal counsel |
| Advertising | 0.5-2% | $25-$100 | Vacancy marketing |
| Capital Reserves | 2-3% | Variable | Recommended minimum for value preservation |

**Sources:** Industry benchmarks from MHP Expert, Mobile Home University, Keel Team research, and Northmarq MHC Research 2025. Ranges reflect variation by geography, park size, utility type, and ownership structure. Specific per-lot figures are approximations -- always validate against actual property financials.

### 4.2 OpEx Ratio

**Definition:** Total Operating Expenses / Gross Revenue x 100

**What is INCLUDED in OpEx (numerator):**
- All 5000-6000 series expense accounts
- Payroll, utilities, insurance, property taxes, R&M, management fees, admin, legal, landscaping, trash, advertising

**What is EXCLUDED from OpEx (numerator):**
- Debt service (mortgage principal and interest)
- Capital expenditures (one-time infrastructure improvements)
- Depreciation and amortization
- Owner distributions
- Income tax expense
- Capital reserves (if treated as below-the-line)

**MHP benchmarks:**

| Park Type | Typical OpEx Ratio | Notes |
|-----------|-------------------|-------|
| TOH-only, public W/S | 25-35% | Lowest expenses; tenants own homes and pay own utilities |
| TOH-only, private W/S | 35-45% | Water/sewer adds 10-15% to ratio |
| Mixed TOH/POH | 40-50% | POH maintenance obligations increase expenses |
| High-POH portfolio | 45-55% | Home repairs, turnover costs, appliance replacement |

**Sunrise target (per KPI skill):**
- Expense Ratio target: 35-45%
- Alert threshold: >50%
- NOI Margin target: 55-65% (for lot-only); 50-60% acceptable for balanced portfolio

**Source:** MHP Expert, Mobile Home University, BiggerPockets MHP forums. Ratios vary significantly based on park type, utility infrastructure, and staffing model.

### 4.3 Expense Categories NOT Included in Standard OpEx

These items appear below NOI on the income statement and are excluded from operating expense calculations:

| Item | Treatment | Why Excluded |
|------|----------|-------------|
| Mortgage Interest | Below NOI | Financing decision, not operations |
| Mortgage Principal | Balance sheet | Debt reduction, not expense |
| Depreciation | Below NOI | Non-cash; accounting convention |
| Capital Expenditures | Asset or below NOI | One-time improvements; capitalized |
| Income Taxes | Below NOI | Entity-level, not property |
| Distributions | Balance sheet | Return of capital to owners |

---

## 5. PM Fee Structure

### 5.1 How Management Fees Work

Property management fees compensate the management company (Sunrise Capital Investors / SCI) for operating the properties on behalf of the property-owning LLCs.

**Common calculation methods:**

| Method | Description | Typical Range |
|--------|------------|--------------|
| Percentage of Gross Collections | Fee = % of actual rent collected | 4-8% for MHP; 8-12% for SFR |
| Percentage of Gross Revenue | Fee = % of all revenue posted | Slightly higher than collections basis |
| Flat Fee Per Unit | Fixed $/lot regardless of collections | $25-$75/lot/month |
| Hybrid | Base flat fee + performance percentage | Varies by agreement |

**Industry standard for MHP:** Fees for 10+ unit properties typically run 4-7% of gross revenue. The fee is calculated based on rent **collected** (not rent due) -- this aligns manager incentives with actual performance.

**Source:** Azibo Property Management Fee Calculator, BestEver CRE guide, Multifamily Loans. Ranges reflect MHP-specific pricing; SFR fees are typically higher.

### 5.2 How PM Fees Post in RentManager

**Posting workflow:**
1. Month-end: Calculate management fee as % of gross revenue for each property
2. Post management fee as an expense at the **management company entity level** (SCI), not at each property
3. Corresponding income records at SCI as management fee revenue
4. Intercompany: Each property LLC records a management fee payable to SCI

**Critical rule:** Management fee expense belongs on the management company entity, NOT on each individual property. Posting at the property level inflates property-level expenses and double-counts on consolidated portfolio P&L.

**RM batch posting:** Menu > Administration > Management Fees (if configured for automated calculation)

### 5.3 Intercompany Reconciliation of PM Fees

Per the close-management skill:
- SCI books: Management fee receivable from each property LLC
- Property LLC books: Management fee payable to SCI
- These must net to zero on consolidation
- Common timing issue: Fee calculated at month-end but not posted on both sides simultaneously

---

## 6. Late Fee Mechanics (Detailed)

### 6.1 Configuration in RentManager

**Navigation:** Property details > Late Fees tab

**Configuration options:**
- **Fee type:** Flat dollar amount OR percentage of delinquent balance
- **Grace period:** Number of days after due date (typically 5 for MHP)
- **On Rent Only:** When enabled, late fee applies only to delinquent lot rent, not to utility bills, pet fees, or other ancillary charges. RECOMMENDED for MHP.
- **Minimum balance:** Threshold below which no late fee is charged
- **Maximum fee:** Cap on late fee amount (if using percentage method)

### 6.2 Posting Process

1. Charges post on the 1st (or Posting Day)
2. Grace period expires (e.g., 5th of the month)
3. Finance runs: Menu > Receivables > Recurring Charges > Post Late Fees
4. Select properties, set As Of date, select Late Fee charge type
5. RM calculates and posts fees for all tenants with qualifying delinquent balances
6. Fees hit Late Fee Income (4200) on the income statement

### 6.3 Tenant-Level Overrides

RM supports tenant-level overrides that differ from the property default:
- Some tenants may have $0 override (effectively waived)
- Some may have a different flat amount
- Overrides are set on the individual tenant record

**Audit concern:** Overrides can accumulate over time without review. Periodically audit tenant-level late fee settings against property defaults.

### 6.4 Rollback

If late fees were posted incorrectly:
Menu > Administration > Rollback > Posting Rollback > Post Type = Late Fees

**Warning:** Rolling back does not automatically undo payments already applied to those late fee charges. Those payments become unapplied credits.

---

## 7. Trust Accounting

### 7.1 What Trust Accounting Means for PM

Trust accounting requires that funds belonging to others (tenants, owners) be kept separate from the management company's own funds. For PM companies, this primarily applies to:
- Security deposits held on behalf of tenants
- Owner funds (rent collections) not yet distributed

### 7.2 State-Specific Requirements for Sunrise Portfolio

**Ohio (majority of Sunrise properties):**
- No mandatory grace period for rent; no statutory limit on late fees (must be reasonable)
- Security deposits > $50 or > 1 month's rent (whichever is greater): Must be held in interest-bearing account at 5% annually (applies to tenancies 6+ months)
- Return deadline: 30 days after move-out
- Itemized deduction list required with any withheld portion
- **Source:** Ohio Revised Code 5321.16

**Indiana:**
- Security deposit limit: 1 month's rent (month-to-month) or 1.5x monthly rent (term lease)
- Pet deposit limit: 25% of one month's rent
- **No mandatory trust account requirement** -- landlord may commingle deposits with own funds
- **No mandatory interest payment** on held deposits
- Return deadline: 45 days after lease termination
- Late fees: Statute references suggest a 5-day grace period before late fees may be charged, though some sources indicate no mandatory grace period. Verify with local counsel.
- **Source:** Indiana Code 32-31-3

**Maryland:**
- Security deposit limit: 1 month's rent (for leases signed on/after October 1, 2024)
- **Must be held in federally insured financial institution within Maryland** or in insured CD
- **Interest required:** Greater of US Treasury yield curve rate or 1.5% per year, accruing monthly, after deposit held 6 months
- Return deadline: 45 days after end of tenancy with itemized list
- Late fee cap: Maximum 5% of monthly rent
- No mandatory grace period (but can be agreed in lease)
- **Source:** Maryland Code, Real Property 8-203

**Michigan:**
- Security deposit limit: 1.5 months' rent
- **Must be held in separate regulated financial institution account**
- Landlord must provide tenant a receipt with: bank name/address, landlord name/address, and notice about forwarding address requirement
- Alternatively, landlord may use deposits if a surety bond is deposited with Secretary of State
- Return deadline: 30 days after move-out
- Late fees: No statutory cap; no mandatory grace period (unless agreed in lease)
- **Source:** Michigan Compiled Laws 554.601-554.616

### 7.3 SD Reconciliation Procedure

**Monthly (at minimum):**
1. Run: Reports > Security Deposit Listing
2. Pull Trial Balance for 2100-series liability accounts
3. Compare totals -- they must match exactly
4. Investigate any variance:
   - Deposit collected without SD-designated charge type
   - Manual journal entry bypassing SD workflow
   - Refund posted to wrong account
   - SD forfeiture not properly recorded

### 7.4 Separate Bank Account Requirements

| State | Separate Account Required? | Interest Required? |
|-------|---------------------------|-------------------|
| Ohio | Yes (interest-bearing, >$50 or >1 month) | Yes, 5% annually (6+ month tenancy) |
| Indiana | No | No |
| Maryland | Yes (federally insured, in-state) | Yes, >= US Treasury rate or 1.5% |
| Michigan | Yes (regulated financial institution) | No (surety bond alternative exists) |

---

## 8. Financial Reports Guide

### 8.1 Profit & Loss (Income Statement)

**Navigation:** Reports > Financial > Profit Loss
**RM Report ID:** 43 (Profit & Loss by Property Comparison)

**What it shows:**
- Revenue by category (rent, utilities, fees, other income)
- Operating expenses by category
- Net Operating Income (Revenue - Expenses)
- Can run per property, property group, or portfolio-wide
- Supports cash vs accrual basis toggle
- Supports period comparison (current month, YTD, prior year, budget)

**Key parameters:**
- Date range (month, quarter, year)
- Property or property group selection
- Cash vs Accrual basis
- Comparison columns (budget, prior year, prior period)

**When to use:** Monthly reporting, variance analysis, investor packages, NOI calculation

**What to watch for:**
- Revenue: Should align with rent roll x occupancy
- Expenses: Compare to budget and prior year for anomalies
- NOI margin: Should fall within benchmark range for property type

### 8.2 Balance Sheet

**Navigation:** Reports > Financial > Balance Sheet

**What it shows:**
- Assets: Cash, receivables, prepaid, fixed assets
- Liabilities: AP, security deposits held, loans, prepaid rent received
- Equity: Owner contributions, retained earnings, distributions
- Supports cash or accrual basis
- Can filter by property or owner

**Trust liability visibility:** Security deposit liability (2100-series) appears under Current Liabilities. This must match the SD Listing report total.

**When to use:** Month-end verification, lender compliance, investor reporting

### 8.3 Rent Roll

**Navigation:** Reports > Occupancy > Summary Rent Roll / Rent Roll Recurring Charges

**What it shows:**
- All active tenants with current lease information
- Market rent vs actual rent per unit (loss-to-lease)
- Occupancy statistics (occupied, vacant, by unit type)
- Held security deposits
- Breakdown of rent and non-rent charges, payments, credits, prior balances

**Key fields:**
- Unit number, tenant name, move-in date
- Lease dates (start, end, MTM status)
- Market rent, current rent, difference (LTL)
- Security deposit held
- Current balance

**When to use:** Occupancy reporting, loss-to-lease tracking, rent increase planning

**What to watch for:**
- Stale market rents (not updated in 12+ months)
- Units with $0 market rent (breaks LTL calculation)
- Tenants on expired leases showing MTM
- Property "Rent Charge Type" must be correctly set -- this is what the Rent Roll uses to identify rent charges

### 8.4 Aging Report (Accounts Receivable)

**Navigation:** Reports > Receivables > Aged Receivables
**RM Report ID:** 78

**What it shows:**
- All tenants with outstanding balances
- Aging buckets: Current, 1-30, 31-60, 61-90, 90+ days
- Total delinquent balance by property and portfolio

**Delinquency calculation:** Based on the age of the oldest unpaid charge, not the payment date

**When to use:** Weekly collections management, month-end AR review, bad debt identification

**Sunrise delinquency benchmarks (per DATA_DICTIONARY.md):**
- Green: < 8% of monthly rent
- Yellow: 8-12%
- Red: > 12%

**Bad debt candidates:** Balances 90+ days from moved-out tenants (status = Past) are primary write-off candidates.

### 8.5 Owner Statement

**What it shows:**
- Revenue collected for the period
- Expenses paid during the period
- Management fees charged
- Net distribution amount
- Beginning and ending owner balance

**Key difference from P&L:** Owner statements typically show cash-basis activity (actual receipts and disbursements), while P&L may be accrual-based. The P&L shows what was earned/incurred; the Owner Statement shows what money moved.

**When to use:** Monthly distribution calculations, owner communication

### 8.6 Trial Balance

**Navigation:** Reports > Financial > Trial Balance

**What it shows:**
- Every GL account with its debit or credit balance as of a date
- Total debits must equal total credits (if not, data integrity issue)
- First step for QBO reconciliation

**When to use:** Month-end close verification, QBO sync, balance sheet validation

**What to watch for:**
- Debits must equal credits -- any imbalance indicates a data integrity issue
- Cash account balances should match bank reconciliation
- AR balance should match Aged Receivables total
- SD liability should match SD Listing total

### 8.7 Bank Register

**Navigation:** Menu > Accounting > Banks > [Select Bank Account]

**What it shows:**
- Chronological list of all transactions in a bank account
- Deposits, payments (checks, ACH, wire), bank fees
- Cleared vs uncleared status
- Running balance

**When to use:** Bank reconciliation, payment research, deposit verification

### 8.8 Charge Journal

**Navigation:** Reports > Receivables > Charge Breakdown

**What it shows:**
- All charges posted during a period, grouped by charge type
- Charge amounts, dates, properties, tenants
- Subtotals by charge type

**How charges flow:** Charge posted to tenant -> hits GL account linked to charge type -> appears on P&L as income (or expense for credits) -> affects tenant balance -> appears in aging report if unpaid

**When to use:** Revenue audit, charge type analysis, verification that billing is complete

### 8.9 Charge Type Links Report

**Navigation:** Menu > Reports > Charge Type Links

**What it shows:** Audit report of which charge types map to which GL accounts

**When to use:** First diagnostic when income or expense categories appear wrong. Run this whenever:
- P&L shows unexpected category amounts
- New charge types have been created
- After chart of accounts restructuring

### 8.10 Report Decision Matrix

| Question | Report to Run | Key Metric |
|----------|-------------|-----------|
| How much did we collect this month? | P&L (cash basis) or Charge Breakdown | Total income by category |
| Which tenants owe money? | Aged Receivables | Balances by aging bucket |
| What is our occupancy? | Summary Rent Roll | Occupied / Total units |
| How much below market are we? | Summary Rent Roll | Loss-to-Lease column |
| Did the bank rec balance? | Bank Reconciliation report | Adjusted difference = $0 |
| Are all deposits accounted for? | SD Listing vs Trial Balance | Totals match |
| Which GL accounts are charge types mapped to? | Charge Type Links | All mappings listed |
| What is our net income by property? | Profit & Loss by Property | NOI per property |
| What do we owe the owner? | Owner Statement | Net distribution |
| Are all accounts in balance? | Trial Balance | Debits = Credits |

---

## 9. Bank Reconciliation

### 9.1 RentManager Bank Sync (Plaid Integration)

RentManager Express (web-based version) includes Bank Sync, which integrates with Plaid to connect bank and credit card accounts securely.

**How it works:**
1. Connect bank account to RM via Plaid (Bank Sync Setup page)
2. Transactions sync from bank to RM automatically
3. RM finds unmatched transactions and suggests matches
4. User reviews and confirms matches or creates new transactions for unmatched items
5. Reconciliation is streamlined -- reduces manual effort by ~75%

**Benefits:**
- Automated transaction import reduces data entry errors
- Faster reconciliation -- matching is semi-automated
- Real-time cash position visibility
- Supports both operating and trust accounts

**Limitations:**
- Requires Plaid support from the bank (not all banks are compatible)
- Still requires human review of matches -- not fully automated
- Does not replace the need for formal reconciliation sign-off

### 9.2 Sunrise Bank Environment

| Bank | Account Types | Properties/Purpose | Plaid Support |
|------|---------------|-------------------|---------------|
| Truist | Operating, Reserve | Primary operating | Confirmed |
| Flagstar | Operating | Property accounts | Confirmed |
| Valley National | Operating | Regional properties | Likely |
| Five Star Bank | Operating | Specific properties | Verify |
| Old Second Bank | Operating | Specific properties | Verify |

### 9.3 Reconciliation Workflow

**Standard bank reconciliation format:**

```
Balance per bank statement:         $XX,XXX
  Add: Deposits in transit          $X,XXX
  Less: Outstanding checks         ($X,XXX)
  Add/Less: Bank errors             $X,XXX
Adjusted bank balance:              $XX,XXX

Balance per general ledger:         $XX,XXX
  Add: Interest/credits not recorded $X,XXX
  Less: Bank fees not recorded      ($X,XXX)
  Add/Less: GL errors                $X,XXX
Adjusted GL balance:                $XX,XXX

Difference:                         $0.00
```

**Three-way reconciliation (PM standard):**
1. RM general ledger balance
2. Bank statement balance
3. Tenant and owner sub-ledgers (what each tenant owes/has paid, what each owner is due)

All three must agree. If they do not, investigate:
- Manual journal entries in QBO not in RM
- RM transactions not synced to QBO
- Batch posting timing differences
- Reclassification entries in GL without RM adjustment
- Write-offs recorded in one system but not the other

### 9.4 Common Reconciliation Discrepancies

| Discrepancy | Typical Cause | Resolution |
|-------------|--------------|-----------|
| RM register doesn't match statement | Unreconciled transactions; bank fees not entered | Complete RM bank rec; add missing transactions |
| Outstanding checks aged 30+ days | Check not cashed or lost | Investigate; void and reissue after 90 days |
| Unknown ACH debits | Unauthorized withdrawal or unrecorded payment | Investigate immediately -- potential fraud |
| Duplicate deposits | Bank sync imported twice | Delete duplicate; verify Bank Sync matching |
| ACH rent payment timing | 1-2 day settlement delay | Normal timing difference -- will clear |
| Divvy credit card timing | Charges pending final posting | Normal timing -- will clear |
| Intercompany transfer timing | Transfer initiated but not posted on both sides | Post matching entry on receiving side |
| Utility pass-through timing | Bill received vs payment posted on different days | Normal timing difference |

### 9.5 Reconciling Item Aging

| Age | Status | Action |
|-----|--------|--------|
| 0-30 days | Current | Monitor -- normal processing cycle |
| 31-60 days | Aging | Investigate -- follow up on uncleared items |
| 61-90 days | Overdue | Escalate to Mike; document investigation |
| 90+ days | Stale | Escalate to Sam -- void/reissue or write off |

**Escalation thresholds (Sunrise-specific):**
- Individual item > $5,000: Mike review
- Individual item > $25,000: Sam review
- Total reconciling items > $50,000: Sam review
- Unreconciled difference (any amount): Cannot close period -- must resolve

### 9.6 Multi-Entity Considerations

Sunrise operates multiple property-owning LLCs plus the management company (SCI). Each entity has its own bank accounts. Reconciliation considerations:

- Each bank account must be reconciled independently
- Intercompany transfers must appear on both sides
- Intercompany balances must net to zero on consolidation
- Management fee payments from property LLCs to SCI must be recorded on both sides
- Reserve/escrow accounts (lender-required) need separate reconciliation

---

## 10. API-to-Report Mapping

### 10.1 Key API Endpoints for Financial Data

| API Endpoint | Maps To Report | What It Returns |
|-------------|---------------|-----------------|
| /Properties | Property list | LocationID, Name, property metadata |
| /Units | Rent Roll (occupancy) | UnitID, Status (Occupied/Vacant), UnitTypeID |
| /Tenants | Aging Report / Rent Roll | TenantID, Balance, Status, contact info |
| /Leases | Rent Roll / Occupancy | MoveInDate, MoveOutDate, lease terms |
| /RecurringCharges | Current Rent calculation | ChargeTypeID, Amount (monthly) |
| /MarketRents | Loss-to-Lease | MarketRent per unit (Report 72) |
| /Charges | Collection metrics / Charge Journal | Amount, AmountAllocated, TransactionDate, ChargeTypeID |

**Sunrise API base URL:** `https://suncap.api.rentmanager.com/`
**Auth:** Token-based via X-RM12Api-ApiToken header
**Rate limit:** 60 requests/hour per company (per API documentation)

### 10.2 Known API vs Report Discrepancies

| Discrepancy | Explanation | Workaround |
|-------------|------------|-----------|
| Charges API `AmountAllocated` includes credits and write-offs | Not pure cash collection -- includes bad debt credits | Subtract bad debt write-offs for net cash figure |
| Occupancy via API vs Rent Roll | API calculates from lease dates; report may use different logic | Filter API results using same unit type exclusions as Report 72 |
| Market Rent stale data | MarketRents API may return outdated values if not updated in RM | Verify MarketRent update date; flag if >12 months old |
| Charge timing | Charges API uses TransactionDate; P&L uses PostDate | Ensure date filters align with accounting period |
| Report 43 P&L vs API revenue | Report uses GL posting; API uses charge-level data | GL postings are authoritative for financial reporting |

### 10.3 Unit Type Classifications (for API Filtering)

Per DATA_DICTIONARY.md:

| Category | Unit Type IDs | Include in Occupancy? |
|----------|---------------|----------------------|
| POH | 77, 78, 79, 80, 84, 87, 103, 104, 117, 118 | Yes |
| TOH | 75, 96, 98, 99, 100, 105, 107 | Yes |
| VAC (excluded) | 69, 71, 81, 82, 86, 88, 106, 107, 108, 116, 97, 120 | No |

---

## 11. Decision Trees

### 11.1 Which Report Answers Which Question?

```
START: What do you need to know?
  |
  |-- "How much money came in/went out?"
  |     |-- Cash basis? -> P&L (Cash Basis)
  |     |-- Accrual basis? -> P&L (Accrual Basis)
  |     |-- For a specific owner? -> Owner Statement
  |
  |-- "Who owes us money?"
  |     |-- Current tenants? -> Aged Receivables
  |     |-- How old is the debt? -> Aged Receivables (30/60/90 buckets)
  |     |-- Moved-out tenants? -> Aged Receivables (filter Status = Past)
  |
  |-- "What is our occupancy?"
  |     |-- Physical count? -> Summary Rent Roll
  |     |-- With rent details? -> Rent Roll Recurring Charges
  |     |-- How far below market? -> Summary Rent Roll (Loss-to-Lease column)
  |
  |-- "Is the bank account correct?"
  |     |-- Cleared transactions? -> Bank Register
  |     |-- Reconciliation status? -> Reconciliation Listing
  |     |-- Formal bank rec? -> Bank Reconciliation report
  |
  |-- "Are all accounts in balance?"
  |     |-- GL-level? -> Trial Balance
  |     |-- Bank-level? -> Bank Reconciliation
  |     |-- SD-level? -> SD Listing vs Trial Balance
  |
  |-- "What charge types map where?"
  |     -> Charge Type Links report
  |
  |-- "What was billed this month?"
        -> Charge Breakdown by charge type and date range
```

### 11.2 Transaction Trace: Charge -> GL -> Report

```
1. CHARGE CREATION
   Charge posted to tenant using charge type (e.g., LOTRNT)
   -> Charge type linked to GL account (e.g., 4100 Lot Rent Income)
   -> Debit: Accounts Receivable (1100)
   -> Credit: Lot Rent Income (4100)
   -> Appears on: Charge Breakdown, Tenant Ledger

2. PAYMENT RECEIVED
   Payment applied to the charge
   -> Debit: Cash/Bank (1010)
   -> Credit: Accounts Receivable (1100)
   -> Appears on: Bank Register, Tenant Ledger, reduces balance on Aging Report

3. FINANCIAL REPORTING
   -> P&L: Lot Rent Income (4100) shows revenue for the period
   -> Balance Sheet: A/R (1100) shows remaining unpaid charges
   -> Trial Balance: Both accounts show cumulative balances
   -> Bank Rec: Cash balance reconciles to bank statement
```

### 11.3 Expense Anomaly Classification

```
START: Expense variance detected (Actual > Budget or > Prior Period)
  |
  |-- Is it a BILLING ERROR?
  |     Signs: Duplicate invoice, wrong property, wrong amount
  |     Action: Contact vendor, request corrected invoice, post reversal
  |     Tool: Expense Audit skill (duplicate detection patterns)
  |
  |-- Is it a MISPOST?
  |     Signs: Expense in wrong GL category, wrong property allocation
  |     Action: Journal entry to reclassify; correct charge type mapping
  |     Tool: Charge Type Links report, P&L by property comparison
  |
  |-- Is it a REAL VARIANCE?
  |     |-- Seasonal? (e.g., snow removal, heating costs)
  |     |     Action: Document; compare to same period prior year
  |     |
  |     |-- One-time? (e.g., emergency repair, legal settlement)
  |     |     Action: Document; exclude from run-rate projections
  |     |
  |     |-- Trend? (e.g., insurance premium increase, tax reassessment)
  |           Action: Update forecast; notify leadership if material
  |
  |-- UNKNOWN?
        Action: Investigate. Pull vendor detail, review invoices,
        check AP aging for timing issues. Escalate if > $5K.
```

### 11.4 Revenue Discrepancy Investigation

```
START: Revenue shortfall detected (Actual < Budget or < Prior Period)
  |
  |-- Check OCCUPANCY first
  |     Run Summary Rent Roll
  |     Fewer occupied units? -> Occupancy driver (volume)
  |
  |-- Check RENT LEVELS
  |     Compare current rent to budget/prior
  |     Planned increases not implemented? -> Rate driver
  |     Concessions given? -> Rate driver
  |
  |-- Check COLLECTIONS
  |     Run Aged Receivables
  |     Higher delinquency? -> Collections driver
  |     More write-offs? -> Bad debt driver
  |
  |-- Check OTHER INCOME
  |     Compare late fees, utility income, application fees
  |     Fewer move-ins? -> Application fee shortfall
  |     Lower utility billback? -> Utility recovery issue
  |
  |-- Check POSTING COMPLETENESS
  |     Were all recurring charges posted?
  |     Were utility charges posted?
  |     Were late fees posted?
  |     -> Timing or posting error if charges are missing
```

---

## 12. Common Gotchas

### 12.1 Data Quality Issues

| Problem | Cause | Fix |
|---------|-------|-----|
| Occupancy shows >100% | Multiple active leases on same unit; unit type miscategorization | Audit active leases per unit; correct unit type IDs |
| Loss-to-Lease is $0 or negative | Market rent field not populated or outdated | Update market rents in RM (at least annually) |
| Collection rate >100% | Credits/write-offs included in AmountAllocated | Subtract bad debt from numerator for Net Collection Rate |
| NOI margin outside 30-80% range | Likely misposted charges or missing revenue | Validate per DATA_DICTIONARY.md thresholds |
| P&L doesn't match rent roll x occupancy | Different date ranges, cash vs accrual, charge type mismap | Align report parameters; run Charge Type Links |
| Delinquency spike not reflected in P&L | Cash-basis P&L doesn't show unpaid charges as revenue | Switch to accrual or reference aging report separately |

### 12.2 API vs Report Mismatches

| Problem | Cause | Fix |
|---------|-------|-----|
| API occupancy differs from Rent Roll | VAC unit types not excluded in API query | Filter by unit type IDs per DATA_DICTIONARY.md |
| API charges total differs from P&L | API uses TransactionDate; P&L uses PostDate | Align date field usage |
| API tenant balance differs from Aging | Timing of API call vs report run date | Run both as of same date |
| Market rent via API is stale | Not updated in RM MarketRents | Flag if not updated in 12+ months |

### 12.3 Categorization Traps

| Trap | Why It Happens | Impact |
|------|---------------|--------|
| Utility billback coded as negative expense | Seems logical as "cost recovery" | Understates both revenue and expense; distorts OpEx ratio |
| Security deposit to income | Deposit charge type not designated as SD in System Preferences | Creates tax liability on non-income; violates GAAP |
| Capital expense coded to R&M | Lazy categorization | Inflates operating expenses; understates asset value |
| Owner distribution coded as expense | Treated as "payment" | Inflates expenses; distorts NOI |
| Intercompany payment coded as vendor payment | Management company treated as external vendor | Double-counts on consolidated reporting |
| NSF bank charge mixed with NSF tenant fee | Only one charge type for both | Need two separate accounts: income (4210) and expense (6400) |

### 12.4 RM-Specific Gotchas

| Problem | Cause | Fix |
|---------|-------|-----|
| Late fees applied to utility balances | "On Rent Only" not enabled on property | Enable in property Late Fees tab |
| Recurring charges still posting to moved-out tenant | Move-out date not yet set or set in future | Enter move-out date; once past, status becomes "Past" and charges stop |
| SD Listing doesn't match Trial Balance | Deposits collected with non-SD charge type; manual JEs to liability | Audit SD charge type designation; post correcting entries |
| Rent Roll shows wrong income total | Wrong "Rent Charge Type" set on property | Correct in property details page |
| Duplicate charges for same month | Batch posting run twice | Use Posting Rollback; re-allocate orphaned payments |
| Charge type changed GL after transactions posted | Only future postings use new GL | Post JEs to move historical amounts |
| Hard Close violated | Transaction posted to closed period | Use saveOptions=IgnoreHardClose on API call; or contact admin |
| Report visible to unauthorized users | Report marked with * (asterisk) = visible to all | Unassign from all users/roles in Report Writer Manager first |

---

## 13. Procedures

### 13.1 Month-End Close Checklist

**Timeline:** T+8 business days from month-end (T = last business day of month)

| Day | Task | Owner | Dependencies | Verification |
|-----|------|-------|-------------|-------------|
| T+1 | Process all move-ins/move-outs | Property Mgrs | None | Occupancy matches physical count |
| T+1 | Post recurring charges for all properties | Property Mgrs/Finance | None | Run Recurring Charges Posting report |
| T+1 | Enter all meter readings (if sub-metered) | Property Mgrs | Meter reads collected | All meters entered |
| T+1 | Post utility charges | Finance | Meter readings entered | Utility Charge Posting report |
| T+1 | Process NSF returns | Finance | ePay returns available | NSF charges posted |
| T+2 | Download bank statements (all banks) | Finance | Banks post statements | Statements for Truist, Flagstar, Valley National, Five Star, Old Second |
| T+3 | Verify RM-to-QBO sync | Finance | T+1 complete | Transaction counts match |
| T+3 | Enter utility invoices not yet recorded | Property Mgrs | Bills received | All known invoices entered |
| T+4 | Post late fees (after grace period) | Finance | T+1 complete | Late fee posting report reviewed |
| T+4 | Bank reconciliations (all accounts) | Mike | T+2 complete | Adjusted difference = $0 per account |
| T+4 | AR subledger reconciliation | Finance | T+3 complete | RM AR total = GL control account |
| T+5 | Intercompany reconciliation | Finance | T+4 complete | SCI receivable = LLC payable |
| T+5 | Management fee calculation and posting | Finance | T+1 complete | Fee = % of actual collections |
| T+5 | SD liability reconciliation | Finance | T+4 complete | SD Listing = 2100 Trial Balance |
| T+5 | Payroll verification | Finance | Payroll provider reports | Paychex/Gusto matches GL |
| T+6 | Accruals and adjusting entries | Mike | T+4, T+5 complete | All known accruals recorded |
| T+6 | Property tax accrual (1/12 annual) | Finance | Tax bills available | Monthly accrual matches budget |
| T+6 | Insurance accrual (if prepaid) | Finance | Policy terms | Correct amortization |
| T+6 | Interest expense accrual (loans) | Finance | Amort schedules | Matches loan agreement |
| T+7 | Trial Balance review | Mike | T+6 complete | Debits = Credits; no anomalies |
| T+7 | P&L review by property | Mike | T+6 complete | Revenue/expense within expected range |
| T+7 | KPI dashboard export | Carlos/Aurora | T+7 complete | Run /run-monthly-workflow |
| T+8 | Financial package to Sam | Mike | T+7 complete | P&L, Balance Sheet, Cash Flow, Variance |

**Critical path:**
```
[RM Processing T+1] -> [AR Reconciliation T+4] -> [Revenue Verification]
         |
[Bank Statements T+2] -> [Bank Rec T+4] -> [Cash Verification]
         |                         |
[Invoice Entry T+3] -> [AP Accruals T+6] -> [Expense Verification]
                                                    |
                                         [Trial Balance T+7]
                                                    |
                                         [Financial Package T+8]
                                                    |
                                         [KPI Dashboard T+7]
```

### 13.2 Expense Audit Workflow

1. **Extract data:** Pull bills/charges from RM for the audit period (via API or export)
2. **Duplicate detection:** Run matching algorithm (see expense-audit skill)
   - Same vendor + same amount + same date = 95% duplicate
   - Same vendor + same amount + within 7 days = 80% duplicate
   - Same vendor + same invoice # = 99% duplicate
3. **Categorization audit:** Identify charges coded to GL 9999 or catch-all accounts
4. **Missing invoice check:** Flag payments > $500 without invoice reference
5. **High-dollar review:** Review all individual payments > $25,000
6. **Vendor concentration:** Identify top 10 vendors; flag any with 50%+ of category spend
7. **Compile findings:** Severity: CRITICAL > HIGH > MODERATE > MINOR
8. **Present to Mike:** Actionable recommendations with dollar impact

**Historical benchmark (2025 audit):**
- $218K potential duplicates identified
- $6.9M uncategorized (26% of total)
- Invoice attachment rate: ~95%

### 13.3 Bank Reconciliation Verification

1. Pull bank statement balance as of month-end
2. Pull RM GL cash account balance as of same date
3. List outstanding checks (issued, not cleared by bank)
4. List deposits in transit (recorded in GL, not yet credited by bank)
5. Identify bank charges not yet recorded in GL (wire fees, service charges)
6. Compute adjusted balances -- must match exactly
7. Age all outstanding items from prior periods
8. Escalate items > 60 days to Mike; items > 90 days to Sam
9. Document reconciliation with preparer, reviewer, date
10. **Segregation of duties:** Person who reconciles is not the person who processes transactions

### 13.4 Revenue Audit Checklist

1. **Rent roll accuracy:**
   - Total occupied units matches physical/system count
   - All recurring charges posted for the month
   - No duplicate postings (check Posting Rollback log)
2. **Rate verification:**
   - Current rent matches approved rent schedule
   - Market rents updated within last 12 months
   - Planned rent increases reflected in recurring charges
3. **Collections verification:**
   - Total cash collected matches bank deposits
   - Collection rate within expected range (>97% charge resolution, >95.5% net cash)
   - Bad debt write-offs documented and approved
4. **Other income verification:**
   - Late fees posted after grace period (correct amount per property)
   - Utility income tracks utility expense (recovery rate check)
   - Application fees, move-in fees match move-in records
5. **Reporting verification:**
   - P&L revenue aligns with rent roll x occupancy
   - Cash vs accrual differences documented
   - Intercompany management fee revenue matches expense

### 13.5 New Property GL Setup Checklist

When Sunrise acquires a new property, configure accounting as follows:

1. **Property record:**
   - Create property: Menu > Rental Info > General > Properties > Add Property
   - Set Rent Charge Type correctly (critical for rent roll and late fee calculations)
   - Set Default Bank (operating account)
   - Set Posting Day (typically 1st)

2. **Chart of accounts:**
   - Verify all needed GL accounts exist (income, expense, liability)
   - No new GL accounts needed if using standardized COA across portfolio
   - If property has unique revenue streams, create specific charge types

3. **Charge types:**
   - Map lot rent charge type to correct GL (4100)
   - Map utility billback charge types if applicable (4110-4140)
   - Create property-specific late fee charge type if fee amount differs
   - Designate SD charge types in System Preferences

4. **Units/Lots:**
   - Create Unit Types if new types needed
   - Add all units with correct Unit Type and Market Rent
   - Verify unit count matches acquisition records

5. **Recurring charges:**
   - Set property-level recurring charge templates for lot rent
   - Set utility recurring charges if flat-fee (trash, etc.)
   - Override at unit level for premium lots if applicable

6. **Late fees:**
   - Configure in property details > Late Fees tab
   - Set: amount (flat or %), grace period, On Rent Only, minimum balance
   - Document in late fee audit tracker

7. **Users and access:**
   - Assign property to appropriate users
   - Set bank account access
   - Restrict per role (Controller, PM, Leasing, Maintenance)

8. **Banking:**
   - Add new bank accounts to RM if separate from existing
   - Set up Bank Sync (Plaid) if supported
   - Configure for trust accounting compliance per property state

9. **QBO mapping:**
   - Create corresponding accounts/classes in QBO
   - Document GL mapping between RM and QBO
   - Set up initial balances (acquisition date)

10. **Verification:**
    - Post a test charge and payment; verify GL flow
    - Run Charge Type Links report for new charge types
    - Run Trial Balance to verify clean starting point

---

## 14. Sunrise-Specific Metrics Reference

### 14.1 Key Metric Definitions (from DATA_DICTIONARY.md)

| Metric | Formula | Source | Target |
|--------|---------|--------|--------|
| Occupancy Rate | Occupied Units / Total Units x 100 | Leases + Units API | 93%+ |
| Current Rent | SUM(RecurringCharges WHERE ChargeTypeID IN [66, 113, 140]) | RecurringCharges API | Track trend |
| Market Rent | SUM(MarketRents.MarketRent) | MarketRents API (Report 72) | Updated annually |
| Loss-to-Lease | Market Rent - Current Rent | Calculated | Recapture 15-20%/yr |
| Total Charges Billed | SUM(Charges.Amount) for period | Charges API | Track |
| Lot Rent Billed | SUM(Charges WHERE ChargeTypeID IN lot rent types) | Charges API | Track |
| Charge Resolution Rate | Total Allocated / Total Billed x 100 | Calculated | >97% |
| Net Collection Rate | (Allocated - Bad Debt) / Billed x 100 | Charges API + P&L (4010-0005) | >95.5% |
| Delinquency Rate | Delinquent Balance / Monthly Rent x 100 | Tenants API | <8% green, 8-12% yellow, >12% red |
| NOI | Operating Income - Operating Expenses | P&L Report 43 | Track; 5% YoY growth target |
| NOI Margin | NOI / Operating Income x 100 | Calculated | 50-70% for MHP |
| Expense Ratio | OpEx / Revenue x 100 | Calculated | 35-45% |

### 14.2 Property Scope

| Scope | Count | Use For |
|-------|-------|---------|
| Scope A: MHP Only | 19 properties, ~3,225 lots | MHP operational KPIs, IDS Scorecard, occupancy |
| Scope B: Full Portfolio | 24-26 properties (MHP + Parking) | Fund-level reporting, total NOI, investor reports |

**AM Reports Group (ID: 50)** is the single source of truth. Scripts pull from this group, then filter.

### 14.3 Validation Rules (Automated)

| Rule | Severity | Action |
|------|----------|--------|
| Occupancy > 100% | ERROR | Cap at 100%, flag for review |
| Occupancy < 50% | WARNING | Flag for review |
| Property count != 19 (MHP scope) | ERROR | Halt export |
| NOI margin < 30% or > 80% | WARNING | Flag for review |
| Collection Rate > 120% | ERROR | Likely calculation error |
| MoM NOI change > 15% | WARNING | Require explanation |
| P&L vs Rent gap > 20% | WARNING | Investigate before export |

---

## 15. Seasonal Patterns & Variance Context

### 15.1 Expected Monthly Patterns

| Month | Revenue Pattern | Expense Pattern | Notes |
|-------|----------------|-----------------|-------|
| Jan-Feb | Lower collections (holiday hangover) | Snow removal spikes (Midwest) | Higher delinquency, higher move-outs |
| Mar-Apr | Improving collections | Spring maintenance ramp-up | Move-in season begins |
| May-Jun | Peak collections | Landscaping, mowing increase | Best occupancy period |
| Jul-Aug | Stable revenue | Summer maintenance costs | Back-to-school stress on collections |
| Sep-Oct | Stable; good collections | Moderate expenses | Pre-winter prep |
| Nov-Dec | Holiday slowdown; higher delinquency | Snow removal prep; year-end accruals | Vacancy marketing slows |

### 15.2 NOI Variance Decomposition

```
NOI Variance = Revenue Variance + Expense Variance (inverted sign)

Revenue Variance:
  + Lot rent variance (rate x occupancy)
  + Utility income variance
  + Other income variance (late fees, app fees, etc.)

Expense Variance:
  + Payroll variance
  + Utilities expense variance
  + R&M variance
  + Insurance variance
  + Property tax variance
  + Management fee variance
  + Other expense variance
```

### 15.3 Materiality Thresholds (Sunrise)

| Comparison | Dollar Threshold | Percentage Threshold |
|------------|-----------------|---------------------|
| Monthly Actual vs Budget | $5,000 | 10% |
| Monthly Actual vs Prior Period | $5,000 | 15% |
| Same-Store YoY | $10,000 | 5% |
| Quarterly Roll-up | $25,000 | 10% |

---

## 16. References

### 16.1 Internal Documentation
- `DATA_DICTIONARY.md` -- Authoritative metric definitions (v1.0, 2026-02-03)
- `RentManager_Admin_Guide.md` -- RM navigation and procedures (last verified 2026-02-19)
- `Late_Fee_Audit_Feb2025.md` -- Property-level late fee configuration audit
- `finance/reconciliation/SKILL.md` -- Bank reconciliation methodology
- `finance/close-management/SKILL.md` -- Month-end close calendar and checklists
- `finance/variance-analysis/SKILL.md` -- Variance decomposition framework
- `expense-audit/skill.md` -- Expense anomaly detection patterns
- `kpi-analysis/skill.md` -- KPI benchmarks and interpretation
- `api-patterns/skill.md` -- RM API integration patterns

### 16.2 RentManager Resources
- RentManager Help Center: https://rm12help.rentmanager.com/
- RentManager Accounting Features: https://www.rentmanager.com/accounting/
- RentManager Reporting: https://www.rentmanager.com/reporting/
- RentManager Integrations: https://www.rentmanager.com/integrations/
- RentManager Bank Sync: https://www.rentmanager.com/introducing-bank-sync/
- RM API Technical Documentation (PDF in Knowledge Base)

### 16.3 Industry Standards
- NARPM Accounting Standards: https://www.narpm.org/education/narpm-accounting-standards/
- NARPM Chart of Accounts & Conversion Guide: https://www.narpm.org/indexed/doc2-chart-of-accounts-pdf/
- IREM Chart of Accounts (Commercial & Resident): https://www.irem.org/bookstore/forms/id-3141e/
- Buildium Property Management COA Guide: https://www.buildium.com/blog/chart-of-accounts-property-management/

### 16.4 MHP Industry Benchmarks
- MHP Expert Expense Ratios: https://www.themhpexpert.com/breaking-down-mhp-expense-ratios/
- Mobile Home University Valuation: https://www.mobilehomeuniversity.com/articles/evaluating-mobile-home-park-investments
- Keel Team MHP REIT Research: https://keelteam.com/post/mobile-home-park-reit-investing-q4-2024-summary/
- Northmarq MHC Research 2025: Referenced in ManufacturedHomeProNews

### 16.5 State Landlord-Tenant Law References
- Ohio: Ohio Revised Code 5321.16 (security deposits); https://codes.ohio.gov/ohio-revised-code/section-5321.16
- Indiana: Indiana Code 32-31-3 (security deposits)
- Maryland: Maryland Code, Real Property 8-203 (security deposits); https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=grp&section=8-203
- Michigan: Michigan Compiled Laws 554.601-554.616 (security deposits)

### 16.6 General Accounting References
- Revenue Recognition (GAAP): https://www.netsuite.com/portal/resource/articles/accounting/revenue-recognition-real-estate.shtml
- PM Month-End Close: https://qxglobalgroup.com/fa/us/blog/month-end-close-checklist-for-property-management-cfo
- Bank Reconciliation Best Practices: https://www.wpmaccounting.com/bank-reconciliations
- PM Fee Structures: https://www.azibo.com/academy/property-management-fees-calculator
- Economic vs Physical Vacancy: https://fnrpusa.com/blog/what-is-the-difference-between-physical-vacancy-and-economic-vacancy/

---

## 17. Delinquency & Bad Debt Accounting

### 17.1 Delinquency Monitoring

**Routine monitoring:**
- Dashboard tiles: Delinquency Trend, Delinquency by Property, Delinquency List
- Weekly: Run Aged Receivables report for collection outreach (30/60/90 day buckets)
- Monthly: Run Delinquency Comparison reports to track trends across periods
- Collection notes: Track in History/Notes on tenant record (RM has no native collections module)

**Delinquency rate calculation:**
- Formula: `Total Delinquent Balance / Current Monthly Rent x 100`
- Uses point-in-time balances (as of report date), not period averages
- Only includes Current status tenants (Past tenants excluded from operational delinquency but tracked for bad debt)

**Seasonal patterns:** Delinquency typically spikes in January (post-holiday), August (back-to-school), and December (holiday spending). Compare year-over-year for same month rather than month-over-month for trend analysis.

### 17.2 Bad Debt Write-Off Process

RM does not have a one-click write-off function. The standard method:

**Method 1 -- Credit to Bad Debt Expense (preferred for accrual basis):**
1. Confirm tenant has moved out (status = Past)
2. Navigate: Menu > Tenants > [Tenant] > Transactions tab
3. Add a credit using the BDCRD charge type (mapped to Bad Debt Expense, 5400)
4. Set credit amount equal to the outstanding delinquent balance
5. Allocate the credit to the open charges -- zeroes the tenant's balance
6. GL impact: Debit Bad Debt Expense (5400), Credit Accounts Receivable (1100)

**Method 2 -- Journal Entry:**
1. Menu > Accounting > Journals > Add Journal Entry
2. Debit: Bad Debt Expense (5400)
3. Credit: Accounts Receivable (1100)
4. Then manually close tenant's open charges via individual credits

**Important rules:**
- Use a dedicated BDCRD charge type -- never use generic credits that might map to income
- Capture all write-offs BEFORE month-end close for clean period reporting
- Standard threshold: balances 90+ days past due from moved-out tenants
- Bad debt ratio benchmark: <1% of revenue (alert at >2%)
- Document approval for each write-off (Mike or Sam sign-off)

### 17.3 Allowance for Doubtful Accounts

For full accrual-basis reporting, consider maintaining a contra-asset account:
- Account: Allowance for Doubtful Accounts (1090, contra-asset)
- Monthly: Estimate bad debt reserve as % of AR (typically 2% or based on historical write-off rate)
- Adjust reserve balance up or down each period
- When actual write-off occurs, reduce the allowance (Debit 1090, Credit 1100) rather than hitting expense

This approach smooths bad debt expense across periods rather than creating lumpy expense in the write-off month.

---

## 18. Recurring Charge Management

### 18.1 Posting Levels and Overrides

Recurring charges in RM can be set at four levels (lower overrides higher):

```
Property Level (applies to ALL tenants unless overridden)
   |
   +-- Unit Type Level (applies to all units of that type)
         |
         +-- Unit Level (applies to all tenants in that specific unit)
               |
               +-- Tenant Level (tenant-specific amount/type override)
```

**For standard lot rent:** Set property-level recurring charge
**For premium lots:** Set unit-level override with higher amount
**For tenant-specific deals:** Set tenant-level override (document reason)

### 18.2 Batch Rent Increases

**Navigation:** Menu > Receivables > Modify > Modify Recurring Charges

**Workflow for annual lot rent escalations:**
1. Filter by property and charge type (e.g., LOTRNT)
2. Enter new amount or percentage increase
3. Preview changes -- review every line before committing
4. Post -- changes take effect on next posting cycle
5. Save the modification report for records

**For lease-based increases:** Menu > Receivables > Recurring Charges > Renewal Increases
- Tracks expiring leases
- Allows setting/approving new rent amounts
- Generates renewal offer letters
- Links rent increase to lease renewal

### 18.3 Posting Automation

For portfolios with 25+ properties, consider automated recurring charge posting:
- Administration > Automation > Task Automation > Recurring Charges
- Eliminates risk of forgetting to post monthly charges
- Still requires verification after posting (run posting report)

### 18.4 Rollback Procedures

**Navigation:** Menu > Administration > Rollback > Posting Rollback

**Reversible posting types:**
- Recurring Charges
- Late Fees
- Batch Payments
- Scanned Check Batches
- Utilities
- Security Deposit Interest
- Management Fees
- Owner Payments
- Recurring Journals
- Bank Reconciliations

**Critical warning:** Rolling back a posting does NOT undo payments already applied to those charges. Those payments become unapplied credits on the tenant's account. After rollback:
1. Identify orphaned payments (now unapplied credits)
2. Re-post corrected charges
3. Re-allocate payments to the corrected charges
4. Verify tenant balances are correct

---

## 19. RM-to-QBO Reconciliation Detail

### 19.1 Three-Way Reconciliation Standard

The goal is for three sources to match at month-end:
1. **RM general ledger** (internal accounting records)
2. **Bank statement** (operating and trust accounts)
3. **Tenant and owner sub-ledgers** (what each tenant owes/has paid, what each owner is due)

### 19.2 Monthly RM-to-QBO Process

1. Run RM Trial Balance for month-end date -- confirms all GL accounts balance
2. Run RM Profit & Loss by property
3. Compare RM bank register totals to bank statements (RM bank reconciliation)
4. Export GL summary by account type; map to QBO chart of accounts
5. Post QBO journal entries to match RM property-level totals
6. Reconcile QBO bank accounts to the same bank statements

### 19.3 Common Break Points

| Issue | Root Cause | Fix |
|-------|-----------|-----|
| RM bank register != statement | Unreconciled transactions; bank fees not entered | Complete RM bank rec; add missing transactions |
| P&L differs between RM and QBO | Charge types mapped to wrong GL; QBO JE used wrong account | Run Charge Type Links; correct mappings |
| SD liability mismatch (QBO vs RM) | Deposits processed without SD charge types; refunds to wrong account | Run SD Listing; compare to QBO liability; post correcting JE |
| Income in QBO higher than RM | Non-RM revenue posted directly in QBO | Audit QBO for entries not from RM export |
| Prior-period discrepancies | Postings rolled back and re-posted in RM after QBO close | Use prior-period adjustment JE in QBO |
| Timing differences | Deposits in transit; outstanding checks | Identify in bank rec; will clear next period |
| Duplicate entries | Transaction recorded in both RM and QBO | Audit QBO for duplicate RM data |

### 19.4 Export and Integration Options

| Method | Description | Best For |
|--------|------------|---------|
| Manual JE posting | Export RM P&L/TB; manually create QBO journal entries | Small portfolios; full control |
| CSV upload | Export RM data to CSV; import to QBO | Medium portfolios; batch processing |
| API integration | Custom scripts pull RM data and push to QBO | Large portfolios; automation (requires development) |
| Third-party middleware | Tools like SyncRentManager, Zapier connectors | Variable; depends on connector quality |

**Sunrise current method:** Manual export and JE posting (verify with Mike for current workflow)

---

## 20. Accounting Method Considerations

### 20.1 Cash vs Accrual Basis

| Aspect | Cash Basis | Accrual Basis |
|--------|-----------|--------------|
| Revenue recognized | When payment received | When rent is earned (period begins) |
| Expenses recognized | When payment made | When expense is incurred |
| AR on balance sheet | Not applicable | Yes -- shows unbilled/unpaid charges |
| Prepaid rent | Recognized immediately as income | Deferred to correct period |
| Best for | Small landlords, tax simplicity | GAAP compliance, investor reporting |
| RM supports | Yes (P&L parameter) | Yes (P&L parameter) |

**Sunrise consideration:** Investor reporting typically requires accrual basis for GAAP compliance. Tax returns may use cash basis depending on entity structure. RM supports both -- ensure the correct basis is selected when running reports.

### 20.2 Impact on Financial Reports

| Report | Cash Basis Shows | Accrual Basis Shows |
|--------|-----------------|---------------------|
| Revenue | Only collected cash | All earned revenue (including unpaid) |
| Expenses | Only paid expenses | All incurred expenses (including accruals) |
| NOI | Cash flow NOI | Economic NOI |
| AR Balance | $0 (not tracked) | Actual receivables |

**Gotcha:** Running a cash-basis P&L will show lower revenue in months with high delinquency and artificially high revenue in months when prior-period balances are collected. Accrual basis gives a truer picture of period performance.

---

## 21. Confidence Notes

| Section | Confidence | Notes |
|---------|-----------|-------|
| Chart of Accounts structure | MODERATE-HIGH | Based on RM docs, industry standards, and internal Admin Guide |
| GL account numbers | LOW | Illustrative only -- validate with Controller/CPA before use |
| Charge type taxonomy | MODERATE-HIGH | Based on RM Admin Guide and internal documentation |
| Revenue recognition rules | MODERATE | Based on GAAP principles and PM accounting guides |
| MHP expense benchmarks | MODERATE | Industry sources, ranges vary significantly by geography and park type |
| State-specific trust accounting | MODERATE-HIGH | Based on state statutes cited; verify for current year compliance |
| Late fee configuration (Sunrise) | HIGH | Direct from Feb 2026 internal audit document |
| Bank reconciliation workflow | MODERATE-HIGH | Based on internal reconciliation skill and industry best practices |
| Month-end close timeline | HIGH | Based on internal close-management skill (Sunrise-specific) |
| API-to-report mapping | HIGH | Based on DATA_DICTIONARY.md and api-patterns skill |
| Decision trees | MODERATE | Synthesized from multiple internal sources; practical but not exhaustive |

**Reminder:** All sections from the RM Admin Guide are tagged [UNVERIFIED - AI-generated] and require review by an RM-certified user or Controller before use in training materials. State-specific laws should be verified with legal counsel as they may change.