PROJECT PROPOSAL

Prepared by: Robin Jolin — Jolin Books

Website: robinjolin.com | robin@robinjolin.com

Halley Johnson

November 3, 2026

OVERVIEW

You have two rental properties (Placerville, a single-family home, and Grass Valley, a triplex), a high-yield savings account, and approximately 2,000 historical transactions. This project transitions your records into QuickBooks Online.

You receive clean 2026 books, an audit-ready 2026 year-end package for your accountant, monthly profit & loss and balance sheet statements, and a live monthly budget tracker to compare actual spending against targets.

SCOPE OF WORK

Setup (One-Time)

  • Custom Chart of Accounts: Built for your household, W-2 income, high-yield savings, and separate property tracking for Placerville (single-family) and Grass Valley (triplex).

  • Bank & Credit Card Feeds: Direct integration with your financial institutions.

  • Working Sessions: (2) 1-hour live screen-share working sessions included.

  • Future-Proofing: Setup carries directly into 2027 with no secondary setup fee.

2026 Catch-Up (One-Time)

  • Historical Migration: Transferring approximately 2,000 transactions from 2026 into QuickBooks Online.

  • Reconciliation: Categorizing and reconciling every transaction against official monthly statements.

  • Schedule E Segregation: Separating rental income and operational expenses for each property.

  • 2026 CPA Package: Complete profit & loss statement, balance sheet, and reconciliation summary delivered to your accountant. 

Monthly Service (Starting January 1, 2027)

  • Ongoing monthly transaction categorization and reconciliation.

  • Monthly Profit & Loss Statement and Balance Sheet reports.

  • Monthly Budget vs. Actual comparison statement.

  • Updating monthly statement totals into your net worth tracking template.

2026 Year-End Package Deliverables

CPA Tax-Ready Reports

  • Property-Segregated Schedule E P&Ls: Individual Profit & Loss statements for Placerville (single-family) and Grass Valley (triplex), categorized to match IRS Schedule E lines.

  • Consolidated Household P&L: Full-year summary of personal income, rental net income, and personal expenses.

  • Consolidated Balance Sheet: Final account and asset/liability balances as of December 31, 2026.

  • December 31 Reconciliation Reports: Formal proof that all checking, savings, credit card, and mortgage balances match official bank statements to the penny.

Schedule E Support & Tax Backup Files

  • Mortgage & Tax Breakdowns: Reconciled 1098 mortgage interest, principal, and property tax summaries for each property.

  • Capital Improvements vs. Repairs Log: Itemized list of major repairs or capital assets over $2,500 requiring depreciation.

Personal Performance & Budget Summary

  • Full-Year Budget vs. Actual Statement: Side-by-side annual comparison showing planned targets against actual 2026 spending.

  • Year-End Net Worth & HYSA Snapshot: Annual balance update reflecting growth across high-yield savings and retirement accounts.

EXTRA WORK

  • The one-time cleanup and catch-up above covers up to 3,000 transactions in total. Transactions beyond 3,000 will be billed at $100/hour.

  • Any work outside this written scope is billed at $100/hour, quoted in writing before execution, and started only with your written authorization.

YOUR RESPONSIBILITIES

  • Upload all monthly bank/credit card statements to the secure client portal by the TBD date each month.

    • I can download these once we log in to the accounts on my computer. (This is what I do for Mom)

  • Authorize your accountant to collaborate directly with Robin Jolin.

  • Enter bank and credit card credentials directly during working sessions (credentials are never shared over email).

INVESTMENT & PAYMENT TERMS

Option 1: One-Time Project

  • Setup: $1000

  • 2026 Catch-up: $1500

  • 2026 EOY package: $250

  • Total: $2,750 one-time

    • (2) one-hour working sessions included

    • Halley does the monthly transactions and reconciliation herself in 2027 and sends her statements to the accountant at year-end

Option 2: Project + Monthly Service

  • Setup: $1000

  • 2026 categorization: $1500

  • 2026 EOY package: $250

  • Total: $2,750 one-time

    • (2) one-hour working sessions included

    • Monthly $280 starting Jan 1, 2027, includes QB subscription 

    • Monthly reports, budget vs. actual, and net worth entry included

QuickBooks Online Subscription

Option A ($98/mo — QBO Plus): This tier includes built-in Class Tracking, which lets us run side-by-side P&L columns for Placerville and Grass Valley, plus native QuickBooks budget tracking. It's fully integrated and seamless.

Option B ($26.60/mo — QBO Simple Start): If $98/month feels like overkill, we can accomplish the exact same property-level reporting by customizing your Chart of Accounts (assigning dedicated 6000-series expense codes to Placerville and 7000-series to Grass Valley) paired with a live custom Excel budget dashboard. This is what Robin does.

Payment Schedule

  • 50% Setup Deposit ($1,375): Due upon signature to begin.

  • 50% Setup Balance ($1,375): Due when the 2026 history is completed.

  • Monthly Retainer ($280/mo): Billed on the 1st of each month, starting January 1, 2027.

  • QuickBooks Subscription is included in Option B.

Next Step