What we do
Full management, priced as one percentage of rent collected. If the rent does not come in, we do not get paid either.
Leasing
A vacant month costs more than a year of management fees, so the whole leasing process is built to shorten the gap without lowering the bar on who moves in.
We price from live comparables rather than last year's rent, photograph the property properly, and syndicate to Zillow, Apartments.com, Realtor and the regional MLS. Showings are self-guided with identity verification, which means evenings and weekends are covered.
- Rent pricing from current submarket comparables
- Professional photography and floor plan
- Syndication to the major rental portals and the MLS
- Self-guided showings with ID verification
- Application review inside one business day
- State-compliant lease prepared and e-signed
Screening
Every applicant is measured against the same written standard, applied in the same order, in every market. That is both how you get a better resident and how we stay on the right side of fair housing law.
You see the recommendation and the reasoning before anyone is approved. The final call on a tenant is yours.
- Income verified at three times monthly rent
- Full credit report and payment history
- Employment and prior landlord references
- Criminal and eviction search across all prior addresses
- Identity and fraud check on submitted documents
- Written recommendation sent to you before approval
Maintenance
Residents reach a real coordinator around the clock, not a voicemail box. Work goes to licensed, insured trades we already use in that market, and every job comes back with photographs and an invoice.
You set a spending limit when you sign. Anything above it waits for your approval unless it is a genuine emergency — a flood, a gas leak, no heat in January.
- 24-hour resident maintenance line
- Owner-set approval threshold on every work order
- Licensed and insured vendors, no markup on invoices
- Photographs before and after each job
- Preventive schedule for HVAC, gutters and water heaters
- Turnover coordination between leases
Accounting
The reporting is the product. Rent posts as it arrives, expenses are itemized against the property they belong to, and your net is wired on the third of the following month.
At year end you get a 1099 and a Schedule E summary already sorted into the categories your accountant expects, so nothing has to be rebuilt from bank statements in April.
- Owner disbursement on the third of each month
- Itemized monthly statement per property
- Portal access to invoices, leases and inspection reports
- Separate trust accounting for security deposits
- Year-end 1099 and Schedule E summary
- Consolidated reporting for multi-property owners
Not sure which of these you actually need?
Tell us about the property and we will tell you what it takes to run it.