Import a T12

A T12 (trailing-12 operating statement) is the fastest way to fill a deal's income and expenses with the property's actual history. Mogul Deal Evaluator reads the file, proposes a category for every line, and shows you a review screen — nothing touches your underwriting until you approve it.

What you can upload

• Files: CSV, XLS, XLSX, PDF, ODS, or NUMBERS, up to 10 MB. Spreadsheets read most reliably; PDFs work but a clean export beats a scan.
• Or paste a Google Sheets link (shared with "Anyone with the link").
• Best layout: one category per row, one clean number per month column. Keep symbols and notes out of value cells, and unhide anything that matters — hidden rows aren't read.
• Multi-sheet workbooks ask you which tab to use.

Import, step by step

1. In the deal, open Import financial document and drop in the file. Document import is a higher-tier plan capability.
2. The document type is detected automatically ("Detected as T12"); a Wrong type? override is always there.
3. Processing runs in the background, then the review screen opens: every row with its proposed category, a confidence level, and summary totals reconciled against the file's own totals.
4. Work the tabs — Ready to import, Needs review, Not imported — and fix anything mis-filed with the row's "Import as" control. Each row shows where its answer came from (matched automatically, remembered from your past imports, AI-reviewed, or edited by you), so you know what deserves a second look.
5. Click Approve & import. Only rows marked ready are written; everything else stays in the audit trail for reference.

What lands where — and what never imports

• T12 rows fill other income and operating expenses. The recommended order is rent roll first (rental income and occupancy), then T12.
• Never imported as line items: debt service (modeled separately in your loan), non-operating items like depreciation, and vacancy/concessions (underwriting rates you set, not history you import). If an excluded row carries real dollars, the review makes you acknowledge it before Approve unlocks — nothing is silently dropped.
• Partial-year files ask you to choose: annualize to a full year or import as entered — never scaled without your say-so.

What a T12 does with rental income — by asset type

Other income and operating expenses work the same way on every asset. Rental income does not.

• Multifamily — if a rent roll is all you're missing, you can opt in to import the T12's rental income as a single aggregate figure. It is a fallback, not the preferred path: an aggregate carries no unit detail and no occupancy.
• Self-storage and mobile home parks — the T12's rental totals are reference-only. They never replace the storage Unit Mix or the park's Pad & Home Income, and there is no aggregate fallback to opt into. The importer says so on the upload screen.

Historical capital expenditure is a separate matter again: importing it as a forward budget requires the existing explicit opt-in, on every asset.

Important things to know

• Extraction is assisted, not perfect — that's why the review screen exists. Low-confidence rows are flagged for a reason: a mis-filed expense changes NOI.
• The modal's built-in Import guide answers layout and status questions in place while you review.
• If the file can't be read cleanly, Mogul Deal Evaluator may route it for a closer look rather than guessing — you'll see the import's status rather than silent wrong numbers.

If something fails

• "This doesn't look like a T12" — a T12 needs a column per month. If it's actually a rent roll, import it as one.
• File can't be read — password-protected or corrupted files can't be opened; re-export as .xlsx or .csv.
• Totals don't reconcile — the summed rows disagree with the file's own totals beyond tolerance; fix the mis-read rows before approving.