You keep the tools you already use.
PadSplit, your bookkeeping, your inbox, your property manager. We do not ask you to switch software or learn a new system from scratch.
Built for coliving. Built around you.
Your portfolio grew.
The busywork
shouldn’t.
Custom systems for PadSplit and coliving investors with 5+ properties. We connect the numbers, processes, and operations that currently live in different places.
Less chasing. More clarity.
Built by an investor who does this too.
20+ years in dataNCC 2026 SpeakerLiftoff Award Winner
The work between the tools
Your next decision shouldn’t start with a scavenger hunt.
Your numbers live in QuickBooks. Occupancy and day-to-day operations live in PadSplit, or in the system your property manager uses. Incoming deals live in a spreadsheet, or in email. Property files, reports, and the rest are spread across documents and other tools.
A custom build starts with that setup. We do not ask you to learn a new app. We connect the tools you already use, beginning with the work that costs you the most time, so it can all live in one place.
A custom build
What is a custom build?
A custom build is a system made for your portfolio. It is not another app to log into. We look at how you already run the houses, then connect the pieces so the numbers, processes, and operations show up in one place.
How it feels today
- Last month’s numbers are in QuickBooks, or in a spreadsheet you update by hand.
- Occupancy and operations live in PadSplit, or in your property manager’s system.
- The deal you meant to review is in a spreadsheet, or still in email.
After a custom build
- The numbers, open items, and deals sit together.
- You start with the one problem that costs you the most time.
- You still use PadSplit and your existing tools. They just talk to each other.
We start with one problem.
The work that keeps landing back on you. One connection first - true net profit, open repairs, or incoming deals. Not a rebuild of the whole business.
You see it where you already work.
A morning email, a message in the chat you already use, or a simple page in the browser. No new dashboard to study.
You own it.
A one-time build, starting at $1,500. No monthly seat fees. If we stop working together, the system keeps running.
Examples
What does a custom build look like?
Two real builds. One for daily operations. One for incoming deals.
Daily operations
What needs my attention today?
Open repairs, occupancy, and tasks across the houses, without piecing it together from texts.
Explore the live demoIncoming deals
Which deals deserve a closer look?
New deals scored against your buy box, so you review the ones worth pursuing instead of every listing.
How a custom build worksFrom investors
What do investors say after a custom build?
A P&L dashboard, a deal finder, and an operations hub, in the words of the people using them.
P&L dashboard
Before the P&L dashboard, I was looking at the prior month in QuickBooks. The biggest surprise was how much money was being lost to non-payment. Working with Tanya was super easy - she was very responsive and has a solid understanding of the business problems.
Deal Finder
Before the Deal Finder, my VA was screening deals one at a time in a spreadsheet just to tell me which ones were worth a look. Now the scoring and the numbers are there before I open a property, so I only spend time on the ones worth pursuing. The first deal it surfaced is under contract in Georgia, and we have a second offer out.
Operations hub
I manage PadSplit houses in Jacksonville from New Jersey. Property info lived in emails, spreadsheets, provider sites, and my property manager's texts. When a question came up, I had to hunt. Now it is in one place, and a Telegram bot pulls lock codes, room details, or the last cleaning date from my phone in seconds. I answer without opening my laptop.
| Investor | Role | Build | Outcome |
|---|---|---|---|
| Travis S. | Coliving real estate investor | P&L dashboard | Saw how much money was being lost to non-payment. |
| Christian F. | Coliving real estate investor | Deal Finder | First surfaced deal is under contract in Georgia, with a second offer out. |
| Tanya Zorov | Founder, ColivingOps | Operations hub | Pulls lock codes and property details from her phone in seconds. |
How we work
How does a custom
build get made?
Three steps. We find the problem, we build the connection, you keep the system. Fixed scope and fixed price before any work begins.
See the processFind the problem.A free 30-minute call. We walk through your houses and the work that keeps falling back on you.
Build the connection.You see mockups first. Then we connect the tools you already use, starting with the work that costs you the most time.
You keep the system.The logic, the data, and the access are yours. No seat fees and no lock-in.
Also available
Need a focused tool first?
Two self-serve products you can use today, without a custom build.
Who built this
I built this for myself first. Then for investors like you.
20+ years building data and business solutions for big companies. Now running my own coliving portfolio in Jacksonville - managed by a property manager from another state.
I explored every tool I could find. Each one solved a piece. None of them solved what an investor actually needs: oversight across markets, a single feed that knows what matters to me, and a system that surfaces what's urgent before it gets buried. So I started building it.
The Coliving Investor OS isn't theory. It's what I built for my own portfolio first - and what I help other investors adopt without the learning curve.
Recognition
Recognized in the coliving community
Common questions
What investors ask before they book a call
Who is behind ColivingOps?
ColivingOps was founded by Tanya Zorov, who spent 20+ years building data and business solutions for large companies before running her own coliving portfolio in Jacksonville, Florida, managed by a property manager in another state. She is a speaker at the 2026 National Coliving Conference, a Liftoff Award winner, a contributing author to Co-Living Authority, and a founding charter member of the National Co-Living Association.
What kinds of systems have actually been built for coliving investors?
A portfolio P&L dashboard for a rent-by-room investor with 10+ PadSplit houses, showing true net income per house after platform fees. A Deal Finder that underwrites and scores incoming MLS and off-market deals against a buy box and stages them from new to in review to under contract. And an operations hub covering maintenance calls, repairs, tasks, lock codes and property records, with every open item visible in one place.
Have custom builds been used by real coliving investors?
Yes. A P&L dashboard used by a coliving real estate investor showed how much money was being lost to non-payment. A Deal Finder used by another investor put a Georgia property under contract, with a second offer out. An operations hub built for the ColivingOps founder lets her pull lock codes, room details, and the last cleaning date from her phone in seconds.
Do I need a custom build, or is there software I can just buy?
Both exist. Profit Per Pillow and PillowMarkets are self-serve SaaS tools you can use today. A custom Coliving Investor OS is for investors who have outgrown them and need the tools, data and decisions across a whole portfolio connected into one system. Buy some software, build the rest.
How do I see what my rooms actually earn after platform fees?
That is what Profit Per Pillow does: room-by-room profitability, real platform fees, and true net profit rather than NOI. It reads PadSplit and booking platform data directly. As a custom build it connects to your booking system so the numbers update without manual uploads.
How do I compare coliving markets before I buy?
PillowMarkets covers 120 US rent-by-room cities with real occupancy and rental spread data, crime grades A to F by zip code, and cash flow potential rather than gross numbers. It is built to replace weeks of manual market research.
Does this work if my property manager is in another state?
Yes. That is the setup the operations hub was built for: a Jacksonville portfolio run with a property manager operating from another state. It keeps maintenance calls, repairs, tasks and open items visible in one place instead of spread across texts, email and a manager in another time zone.
What would you like off your plate?
A 30-minute call. Bring your portfolio. Leave with a clear next step - whether that's a custom build, one of the SaaS tools, or knowing what you need to figure out next.