The operating system for your fund.

Asset management, pro forma modeling, debt tracking, and investor accounting — connected by shared data and purpose-built for real estate private equity.

Manage assets, units, and leases — all in one place

Bayview Tower

—

King West Lofts

—

Commerce Park

—

Harbour Landing

—

Model any debt structure

DSCR —

Track investors, commitments, and returns

—

Committed

Pref Return

—

Catch-up

—

Promote

—

Upload documents. Extract data automatically.

Revenue: $12.4M

Occupancy: 94%

NOI Growth: +2.1%

What's the occupancy trend this quarter?

Pro forma meets actuals — side by side

Proforma

Actuals

+3%

+8%

-7%

Capital project tracking

Foundation

Framing

Finishing

Budget —

Professional-grade reporting

Manage assets, units, and leases — all in one place

Every property, unit, and lease in your portfolio with real-time financial metrics and drill-down detail.

FundDirector — Portfolio Overview

Greystone Fund I

Export + Add Asset

NOI

$11.5M +4.2%

Occupancy

93.4%

Revenue

$18.2M +2.8%

Assets

Property	Type	Occupancy	NOI	Status
Bayview Tower	Office		$2.4M	Stabilized
King West Lofts	Residential		$1.8M	Stabilized
Commerce Park	Industrial		$3.1M	Lease-up
Harbour Landing	Mixed-use		$4.2M	Stabilized

Portfolio NOI

Overview

FundDirector gives you a unified view of every asset in your portfolio. Track occupancy, revenue, NOI, cap rate, equity, and leverage at the property, unit, and lease level — with automatic roll-ups to the portfolio and fund level.

Each asset has a six-tab detail page covering overview, income, valuation, budgets, capital projects, and a full pro forma. Drill into any property to see unit-level detail, active and historical leases, and real-time performance charts.

What's included

Portfolio dashboard with NOI, cash flow, occupancy, DSCR, and cap rate KPIs

Unit-level tracking with lease terms, tenants, market rates, and rent rolls

Performance charts with actuals vs pro forma vs budget comparison

Support for any asset class — office, retail, industrial, residential, mixed-use

Lease expiry calendars and renewal probability tracking

How it works

Add your assets

Create properties, define unit structures, and add lease agreements. AI-assisted onboarding can extract details from documents automatically.

Track everything

Occupancy, rent rolls, and financial metrics update automatically as leases and actuals flow in from QuickBooks.

Analyze and act

Use dashboards, asset detail tabs, and performance charts to spot trends and make data-driven portfolio decisions.

Common questions

How do I get my data in?

Use our AI-powered onboarding wizard — upload documents, paste text, or describe your assets. FundDirector extracts the details and builds your records. You can also add everything manually.

How does it handle mixed-use properties?

Each asset supports multiple unit types — residential, commercial, retail, parking — with separate rent rolls and metrics for each category.

Does it support Canadian and US properties?

Yes. Multi-currency support and region-specific conventions are built in from day one.

Screenshots

Portfolio Overview

Portfolio overview dashboard

Asset Detail

Asset detail with unit breakdown

Model any debt structure

Full amortization schedules, covenant tracking, and paydown projections across your portfolio.

FundDirector — Debt & Financing

Debt Overview

+ Add Loan

Total Debt

$84.2M

Wtd Avg Rate

5.12%

Avg DSCR

1.42x +0.08

Avg LTV

62.1%

Loan	Lender	Balance	Rate	DSCR	Maturity
Bayview Senior	TD Bank	$32.5M	4.85%	1.56x	2028
King West Mezz	CMHC	$18.0M	5.40%	1.31x	2026
Commerce Refi	RBC	$22.0M	5.15%	1.38x	2029
Harbour Constr.	BMO	$11.7M	5.25%	1.42x	2030

Principal Paydown

Overview

Model fixed-rate, variable-rate, and interest-only debt with full amortization schedules. FundDirector calculates DSCR, LTV, and debt service automatically — updating in real time as property values and NOI change.

View year-by-year covenant schedules alongside your amortization to see exactly when coverage tightens. Link multiple assets to a single facility for cross-collateralized structures.

What's included

Full amortization schedule generation for any loan structure

Year-by-year covenant schedules with LTV and DSCR calculations

Debt term renewals and successor debt chain modeling

Cross-collateralization with multi-asset facility tracking

How it works

Define your loans

Enter loan terms, rates, and structures. FundDirector generates the full amortization schedule automatically — including Canadian semi-annual compounding.

Review covenants

View year-by-year LTV and DSCR schedules calculated from your pro forma NOI and asset valuations.

Plan ahead

Use paydown projections and maturity dates to plan refinancing. Model successor debt to see how terms change at renewal.

Common questions

What loan types are supported?

Fixed-rate, variable-rate, and interest-only structures. You can also model fixed-payment loans and define custom amortization periods independent of the loan term.

Can I model refinancing scenarios?

Yes. Use successor debt to model new terms at maturity. The amortization and covenant schedules update automatically to reflect the new structure.

How does cross-collateralization work?

Link multiple assets to a single loan facility. FundDirector tracks combined LTV and DSCR across the asset pool.

Screenshots

Debt Overview

Debt overview with amortization schedule

Amortization Schedule

Amortization schedule detail

Track investors, commitments, and returns

LP management with capital accounts, distributions, and return calculations.

FundDirector — Investor Relations

Fund I — Investor Summary

Issue Capital Call

Committed

$50.0M

Called

$38.5M

Distributed

$12.8M

Net IRR

14.2% +1.3%

Pref Return 8%

$4.0M

Catch-up 50/50

$2.4M

Promote 80/20

$6.4M

Investor	Commitment	Called	Distributed	IRR
Apex Partners LP	$15.0M	$11.6M	$3.8M	14.8%
Meridian Capital	$12.5M	$9.6M	$3.2M	13.9%
Summit Pension Fund	$10.0M	$7.7M	$2.6M	14.5%

Overview

Manage your investor base from commitments through distributions. FundDirector tracks capital accounts, calculates IRR and equity multiples, and models waterfall distributions — giving you a clear picture of LP returns at any point in time.

View the full cap table across your fund, track unit values over time, and generate investor statements that pull live data from your portfolio.

What's included

Cap table with commitment amounts, funded capital, and ownership percentages

Distribution schedule management with recurring and one-time events

IRR and equity multiple calculations per investor

Waterfall distribution modeling with customizable tiers

Unit value tracking over time with per-investor pro forma projections

How it works

Set up investors

Add LPs with commitment amounts and entity details. Define waterfall tiers with preferred returns, catch-up provisions, and promote splits.

Manage distributions

Schedule recurring or one-time distributions. FundDirector runs the waterfall automatically and tracks capital account balances.

Report returns

Generate investor statements with IRR, equity multiples, and detailed capital account activity — pulled from live portfolio data.

Common questions

Can it handle multiple fund structures?

Yes. Each portfolio operates as an independent fund with its own investor base, waterfall structure, and reporting.

How are waterfall distributions calculated?

Define unlimited tiers with preferred returns, catch-up provisions, and promote splits. FundDirector runs the waterfall automatically on each distribution.

Can I track unit values over time?

Yes. Record unit evaluations at any point in time and FundDirector tracks the value history for each investor's holdings, feeding into return calculations.

Screenshots

Investor Summary

Cap table overview

Capital Call

Investor statement detail

Upload documents. Extract data automatically.

AI-powered document intelligence that reads your files and builds your portfolio records — so you don't have to.

FundDirector — AI Analysis

Uploaded Document

Extracted Data

TenantApex Corp

Base Rent$42/ft²

Term5 years

CommencementJan 1, 2026

Area4,200 ft²

Escalation3% annual

What's the occupancy trend across office assets this quarter?

Office occupancy is 91.3%, up 2.1% quarter-over-quarter. Bayview Tower leads at 94%. Commerce Park is in lease-up at 88% with 2 LOIs pending.

Ask anything about your portfolio…

Overview

FundDirector's AI reads leases, appraisals, loan documents, and financial statements — extracting key terms, amounts, and dates into structured records. Upload a document or paste text and watch your portfolio build itself.

The AI-powered onboarding wizard can even scan your company's public information to pre-fill asset details, saving hours of manual data entry during initial setup.

What's included

Document extraction from PDFs, spreadsheets, and text files

Automatic classification — leases, appraisals, loan docs, financial statements

Smart onboarding wizard with multi-modal input — text, files, or audio

Domain intelligence — pre-fills asset details from your company's public information

Entity matching — extracted data links to the right assets, units, and leases

How it works

Upload your documents

Drop in leases, loan agreements, appraisals, or financial statements. The AI classifies each document and extracts structured data.

Review and confirm

The AI presents extracted data with proposed actions — creating assets, updating lease terms, or adding financial records. Confirm what looks right.

Your portfolio builds itself

Confirmed records flow directly into your portfolio. What would take hours of manual entry happens in minutes.

Common questions

Is my data used to train AI models?

Never. Your portfolio data stays private and is never used for model training. All AI processing happens within your secure environment.

What file formats does it support?

PDF, Word documents, Excel spreadsheets, and plain text. You can also paste content directly or use voice input during onboarding.

What if the AI gets something wrong?

Every extraction is presented for your review before anything is saved. You can edit, correct, or discard any proposed data before it enters your portfolio.

Screenshots

AI Chat

What's driving the NOI increase?

Three factors: 4.2% rent growth at Bayview, 2 new leases at Commerce Park (+$180K), and 8% reduction in maintenance costs across the portfolio.

Show me the lease expirations next quarter

3 leases expiring Q2: Suite 405 (Bayview, $8.4K/mo), Unit 12 (King West, $3.2K/mo), Suite 200 (Commerce, $14.1K/mo).

AI document extraction flow

Document Parsing

TenantApex Corp

Base Rent$42/ft²

Term5 years

Area4,200 ft²

Smart onboarding wizard

Pro forma meets actuals — side by side

Proforma projections, budgets, and actuals in parallel — with automatic variance analysis.

FundDirector — Financial Ledgers

Bayview Tower — Proforma vs Actuals

Q1 2026 Sync QBO

Proforma

Gross Revenue$620,000

Vacancy($37,200)

Operating Exp($186,000)

NOI$396,800

Actuals

Gross Revenue$638,400 +3.0%

Vacancy($31,920) +14.2%

Operating Exp($195,500) -5.1%

NOI$410,980 +3.6%

Actuals Proforma

Overview

FundDirector maintains parallel financial ledgers for every asset: pro forma (underwriting projections), budget (annual plan), and actuals (real performance from QuickBooks). View them side by side to spot variances instantly.

The pro forma engine models gross potential rent, vacancy loss, tenant inducements, operating expenses, debt service, and capital expenditures — with probability-weighted lease rollovers and hierarchical assumptions that cascade from portfolio to asset to unit level.

What's included

Full pro forma from GPR through NOI to cash flow — with monthly granularity

QuickBooks Online sync for actuals — no double entry or reconciliation

Hierarchical assumption engine — set at portfolio, asset, or unit level

Variance analysis with actuals vs pro forma vs budget comparison

Probability-weighted lease rollovers with renewal and absorption modeling

How it works

Build your pro forma

Set assumptions for growth rates, vacancy, free rent, leasing commissions, and TI. FundDirector generates the full projection from lease data and market rates.

Connect actuals

Sync your QuickBooks data with one click. FundDirector maps GL accounts to your chart of accounts and keeps everything current.

Analyze variances

Compare actuals to pro forma and budget — with automatic variance flagging and period-over-period trends on your dashboard.

Common questions

What accounting software do you integrate with?

QuickBooks Online, with more integrations planned. You can also manage financial data manually through the platform.

How does the assumption hierarchy work?

Set assumptions at the portfolio level and they cascade to all assets and units. Override at any level — the most specific assumption wins. Changes recalculate the pro forma automatically.

How far out can the pro forma project?

Up to 30 years. The engine handles lease expirations, renewal probability, absorption periods, and expense escalations over the full projection horizon.

Screenshots

Ledger Comparison

Proforma

Actuals

Pro forma HFS tree view

Variance Analysis

+3.0%

-5.1%

+3.6%

Actuals vs pro forma variance

Capital project tracking

Track capital expenditures, tenant improvements, and maintenance projects with budget oversight.

FundDirector — Projects & Construction

Harbour Landing — Renovation

In Progress + Log Draw

Total Budget

$4.2M

Spent

$3.1M 73%

Remaining

$1.1M

Demolition

Foundation

Framing

MEP

Finishing

Category	Budget	Spent	Remaining	Status
Hard Costs	$3.0M	$2.2M	$0.8M	On Track
Soft Costs	$0.8M	$0.6M	$0.2M	On Track
Contingency	$0.4M	$0.3M	$0.1M	Watch

Overview

Track capital projects from planning through completion. FundDirector manages project budgets, timelines, and expense allocation — all connected to your portfolio and pro forma projections.

Whether it's a tenant improvement, major renovation, or ongoing maintenance, every dollar is tracked against budget and flows into your financial ledgers automatically.

What's included

Project budgets for capital expenditures, TIs, and maintenance

Flexible payment timing — upfront, at completion, split, or spread over the project duration

Unit-level linking — assign projects to specific units or entire assets

Automatic pro forma integration — project costs flow into cash flow projections

How it works

Create a project

Define the type (CapEx, TI, or maintenance), budget, timeline, and link it to the relevant asset and units.

Track spending

Record expenses against the project budget. Spending by year is visible at a glance on the asset's capital tab.

See the impact

Project costs roll into your pro forma and cash flow projections automatically, so you always see the full financial picture.

Common questions

How do project costs appear in the pro forma?

Project expenditures are classified by type — CapEx and TI costs appear below NOI in the cash flow section, while maintenance flows through operating expenses.

What payment timing options are available?

Four options: pay at project start, pay at completion, split 50/50 between start and end, or spread payments linearly across the project duration.

Can I track multiple projects per asset?

Yes. Each asset can have unlimited projects — TIs, renovations, capital improvements — each with independent budgets and timelines.

Screenshots

Project Budget

Capital projects overview

Milestone Timeline

Phase 1

Phase 2

Phase 3

Phase 4

Project budget vs spend

Professional-grade reporting

Investor statements, rent rolls, income statements, and pro forma reports — all from live data.

FundDirector — Reports

Q1 2026 Quarterly Report

Preview Export PDF

Greystone Fund I

Quarterly Performance Report — Q1 2026

Portfolio Summary

NOI Trend

Asset Performance

Asset	NOI	Occ.
Bayview Tower	$2.4M	94%
King West Lofts	$1.8M	97%
Commerce Park	$3.1M	88%

Revenue Breakdown

Overview

Generate polished, print-ready reports from live portfolio data. FundDirector pulls data from across your portfolio — assets, debt, investors, and financials — into professional report formats designed for LP distribution.

Rent rolls, income statements, investor statements, and cap table reports are always current — no manual assembly, no stale spreadsheets.

What's included

Rent roll reports with active leases grouped by asset

Income statements with revenue and expense breakdown

Investor statements with return calculations and capital account detail

Print-optimized layouts designed for professional distribution

How it works

Choose a report

Select from rent rolls, income statements, investor statements, or cap table reports. Each pulls live data from your portfolio.

Review the data

Reports populate automatically with the latest figures — no copy-paste, no stale numbers. Verify and adjust as needed.

Print or share

Reports are print-optimized for clean, professional output. Print directly or save as PDF from your browser.

Common questions

Do reports update when underlying data changes?

Yes. Reports pull live data every time you view them, so they always reflect the current state of your portfolio.

Can I scope reports to a specific asset?

Yes. Generate rent rolls and pro forma reports at the individual asset level, or view portfolio-wide summaries across all properties.

What format are reports in?

Reports render in your browser with print-optimized layouts. Save as PDF using your browser's print function for clean, professional output.

Portfolio intelligence for real estate private equity — from your first asset to your entire fund.

The operating system for your fund.

Built for how you actually work.

Ready to modernize your fund operations?