Zhinova for hands-on landlords and small property managers
Every open item has an owner, a next step and a due date.
Zhinova follows inquiries, resident requests, vendor handoffs and make-ready work without losing the thread across calls, texts and email. You decide what gets approved. The system makes sure nothing quietly disappears.
Built for operators close to the work—not a software team far from it.
Open work, visible
Make-ready updatePaint complete. Cleaning confirmed. Final walk stays with you.
Where work gets lost
The problem is not knowing the work. It is holding every thread at once.
Small portfolios create big coordination load. A routine question becomes three messages, a vendor handoff and a follow-up nobody explicitly owns.
NEW
An inquiry waits for a useful response
Basic questions, availability and follow-up should move while interest is active.
OPEN
A resident and vendor are waiting on each other
Each handoff needs a named owner and a visible next move.
TURN
Make-ready work is spread across messages
Scope, access, completion and final review should live in one shared thread.
Three connected workflows
From first inquiry to ready again.
Zhinova keeps the routine moving and gives you a clean handoff when approval, cost or judgment enters the picture.
01
Inquiry follow-up
Acknowledge inquiries, gather the approved information, surface qualified conversations and keep the thread from going cold.
Outcome: every inquiry has a next step02
Resident and vendor open items
Turn messages into assigned work with context, ownership, due dates and a clear escalation path.
Outcome: fewer “who has this?” moments03
Turns and make-ready
Coordinate scope, access, vendor confirmations, completion evidence and the final human walk-through.
Outcome: the sequence stays visible
Your morning brief
What is open, who owns it and what happens next.
The brief is not another place to retype the work. Zhina builds it from the messages and handoffs already happening and brings it to your chat.
Sample: Zhina's morning brief in your chat
Z
ZhinaYour team manager · Grok Bot chat
Today
Z
Zhina7:30 AM
Here’s your morning brief. Nothing has gone out. Everything below is waiting on you.
Follow-up drafts ready for your OK
Morgan Sample (rental inquiry) asked to see the unit at 12 Sample Ct. I drafted a reply with your showing times.Next step: read the draft and give your OK.
Owner update for 88 Example Ave. The leak repair is done. The update includes the vendor’s notes and photos.Next step: review it and OK it.
Replies that need your voice
Taylor Example (resident) asked for more time on this month’s rent. That’s your call, so I didn’t draft an answer.Next step: reply yourself. Their recent messages are pulled together for you.
Dates coming up
Make-ready at 12 Sample Ct. Paint is done and cleaning is confirmed for Wednesday. The final walk stays with you.Next step: pick a time for the walk.
Applicant for 88 Example Ave. One document is still missing, and the application deadline is Friday.Next step: OK the reminder I drafted for the applicant.
Tell me which drafts look good, or what to change.
Reply to Zhina…
Sample names and details. Your brief is set up around your work, your language and your approval rules.
The human still decides
The system coordinates. You approve the call.
Routine acknowledgements and reminders can move. Exceptions, conflict, cost and judgment stop with the person accountable for the property.
✓
Routine status and remindersUses approved timing and language
→
Missing information or stalled handoffEscalates with the thread summarized
●
Lease exception, conflict or spendWaits for your decision
How installation works
Start with the workflow creating the most follow-up.
STEP 01
Trace the real thread
We map where the request begins, who touches it and where ownership becomes unclear.
STEP 02
Define ownership and stops
We set next actions, reminders, approvals and the exceptions that must reach a person.
STEP 03
Run it with real work
We test the handoffs, tune the language and expand only after the workflow is dependable.
About Zhinova
Close enough to understand the work.
Zhinova is built by Chicago operators Derek Light and Lori Wyatt. The experience behind the system includes a Managing Broker, a Chicago GC and 140+ flips/renovations. Lori is a principal of Real Estate Growth Partners and President of the South Side Builders Association (SSBA).
Offer & cost
Clear offer. Locked provisional pricing.
For hands-on landlords and small property managers who need inquiry follow-up plus an assignment ledger—who owns each open owner or resident task.
What you get
Inquiry follow-up — acknowledgements and next steps while interest is active.
Assignment ledger — who owns each open owner or resident task, with a clear next move.
Open-item tracking — resident and vendor handoffs stay visible until they are done.
Included in The Zhinova Team ($499), with 3 months of updates included, then $129 a month for ongoing updates. The Zhinova Team + Setup is $1,497 and adds a live setup call. You’ll also need the new X Premium plan (about $30/mo) from x.ai/pricing, paid by you on your own account. It’s separate from Zhinova and isn’t billed by us. You keep judgment, money, negotiation, and anything that leaves the building. Not included: unsupervised emails/texts, ad spend, replacing your CRM/PM software, or a bot negotiating for you.
Does this replace our property management software?
No. Zhinova works around the tools you already use and connects the follow-up, ownership and next-action layer between them.
Can it communicate with residents and vendors?
It can draft routine messages using language and timing you approve. Sending only happens under rules you set; sensitive or unusual threads pause for human review.
Who decides whether work is approved?
You do. The system can gather context, confirm the requested information and keep a handoff moving, but approval, scope, cost and exception decisions stay human.
Can we begin with only one workflow?
Yes. A focused starting point—often inquiries, vendor handoffs or make-ready coordination—is the best way to prove the desk works before expanding.
Make open work visible
Bring us the thread that keeps getting rebuilt from texts and email.
We will map who owns what, where follow-up belongs and which decisions must stay with you.
