TitleManager keeps one living record of a property's ownership, title chain, liens, documents, capital and pending transaction — and flags every conflict before it reaches the closing table.
Legal title is not entity ownership. Entity ownership is not beneficial ownership. A capital contribution is not a deed. TitleManager keeps each layer separate, tied to the document that proves it.
Address, parcel, legal description, acquisition, value, working basis, active debt, equity and the open transaction — on one page.
Who holds title, who owns the entity that holds title, and who has beneficial, economic or lien interest — each with its source document.
Prior owner → deed → mortgage → pending sale → pending satisfaction → new vesting. Every link recorded, pending or unverified.
Creditor, debtor, balance, maturity, instrument number, payoff and satisfaction status. Nothing is "satisfied" without a recorded satisfaction.
Required closing set tracked from missing → received → signed → recorded, with witness and notary status on every deed.
Acquisition, CapEx, repairs and closing costs by payer and source. Family gifts tracked separately — a gift never silently becomes ownership.
Per-exchanger QI, amounts, 45/180-day deadlines, assignment notices and related-party review status.
Ownership totals, tax-return-vs-agreement mismatches, unverified satisfactions, QI name mismatches — surfaced, never auto-reconciled. Ask the agent "what is the complete status?" and get a closing-grade answer.
Flat, per-property and per-transaction. Introductory pricing for the first 25 properties on the network.
Current owner, supporting deed, active encumbrances, open issues and the next action for one property.
Full separation of legal, entity, beneficial, economic and lien interests with document links and mismatch flags.
Six-phase checklist (Structure → Economics → Documents → Funding → Recording → Complete), document vault, conflict engine, recording tracker.
QI, amounts, deadlines, assignment notices and related-party flags for each exchanger on a deal.
Rules + AI pass over your ownership documents, tax returns, liens and closing set. Findings ranked HIGH / MEDIUM / LOW with the professional who should review each.
Deed and satisfaction readiness: grantor/grantee, legal description, witness & notary status, doc stamp and recording fee estimates.
Up to 10 properties under continuous title watch, with quarterly conflict re-runs and a single dashboard.
TitleManager is an operations and records system. It does not issue title insurance, act as escrow agent or Qualified Intermediary, or give legal or tax advice — it tells you exactly what to bring to the professionals who do.
Every property moves through the same six gates. A gate is not passed until the document that proves it is on file.
Verify title holder and lender. Resolve entity ownership. Complete related-party review.
Reconcile CapEx. Calculate payoff. Lock price and ownership percentages.
PSA, QI notices, deed, satisfaction, closing statement, entity authorizations.
QI wires, payoff, closing statement balances to the dollar.
Deed and satisfaction recorded in the county; instrument numbers captured.
Recorded instruments uploaded; title chain and ownership graph updated.
A Southwest Florida waterfront home held by an LLC, financed by a second LLC, being sold to two family exchangers as tenants in common. Two operating agreements, one tax return, one mortgage, two Qualified Intermediaries. Here is what the system sees today.