Property Management For Investors

We provide full property management services. We find the tenants, screen the tenants, enforce the lease, collect rent, do inspections, coordinate maintenance issues, handle move outs and move ins, take care of evictions – if needed. In short we take care of all the details and work so you don’t have to. You will have your own online portal to access current and past monthly statements, invoices, tax documents, and an annual summary.

Lets start with what we do not charge. Unique to us, we do not markup maintenance service calls. If we have to call out maintenance you will get a copy of their bill and you will not be charge a penny more than what they charged. With other management companies you won’t even know you are getting a markup on costs. That is why they will keep the invoice from you and won’t let you talk directly with the technician. We keep everything above board and let you see what you are paying for.

Monthly management fees: 8% of the rent plus $9.50 a month for an attorney retainer fee. The attorney fee covers the cost of an eviction and court costs, if needed. It also covers the cost of legal advice regarding situations that may arise with a tenant and the lease.

Periodic fees: These include those listed below. If you are signing up 10 or more units jump to the Bulk Discount at the bottom of this section.

    Sign Up Fee, Includes Professional Photos: $275, includes professional photos, plus $250 for each additional unit.  Quality visuals make a big difference when advertising your property.  If your unit(s) are currently occupied, pictures will be taken during the next vacancy time.

    Owner Reserve (waived if you have multiple units): $300, this is your money that we hold in a trust account and is reflected on your monthly statement.  It is used to cover any periodic expense that might come up, like maintenance.  We will then replenish that fund with the next months rent.

    Leasing fee: 12% of the rent. Charged each time we need to find a new tenant because someone moves (typically once every 1-3 years). This includes the costs of advertising with online pay sites.

    Screening fees: $38 per person, only for applications that are fully processed but they do not sign up (typically there are 0-3 screening fees during the course of filling a vacancy). This is different than most management companies do it. Having your best interest in mind is what drove us to do screening fees this way rather than charging them to applicants. When charging the applicant it actually causes them to first consider other places or makes them delay submitting their application. Thinking through this, we realized that every day your place sits empty costs you more money than a screening fee is even worth. This fee structure actually saves you money because we get your vacancy filled faster. Now, this does not mean you get charged for every application that comes in. We want to keep this as low as possible. If someone’s application is approved and they sign up then there is no application fee. It’s only for those that get to the final stages of the application process and then they are denied for credit and/or background or, if approved, they change their mind and don’t sign a lease. To prevent unnecessary screening fees, we first run them through a pre-screening that can weed out those that couldn’t be approved anyway. The pre-screening checks are: tenants must have toured the property, each adult must have submitted an individual application with a current pay stub and picture ID, applications need to be filled out properly with no disqualifying factors listed, applications are screened through our attorneys database – comprised of evictions and collections from hundreds of property managers over several decades. Only after passing all those pre-screenings, we do a credit and background check with the potential of a screening fee.

Bulk discount: If you are signing up 10 or more units we greatly simplify and reduce the fees. For the 8% management fee all the same services and resources are included but the Attorney Retainer fee and all the periodic fees listed above are waived.

The property owner is responsible for the property’s bills and payments.

In addition to a professional For Rent sign at the property and being listed on our website, it will be posted to dozens of online classified websites and refreshed weekly. Once we have the ad written and the pictures uploaded, our top of the line software is capable of sending the ads out to all the big websites with the simple click of a button. Anyone looking will easily be able to find your property for rent.

Usually 2-3 weeks, sometimes less. Vacancies are a major focus for us because we understand a vacancy can be a property owners biggest expense. Because we jump right on it, we often succeed at getting new tenants lined up to move in before the old tenants have even moved out.

When deciding what to charge for rent we will gladly help by giving professional advice, but ultimately the property owner is the boss. Once it’s listed we will monitor how it’s going and give you feed back and suggestions if a change is needed. Reviewing other ads for similar homes nearby is a great way to get an idea of what price range you can expect.

If the lawn is clearly divided for each unit, then it is typically the tenants responsibility to mow, weed and fertilize as needed. There is no required care regiment that they need to do though. It just comes down to, if the lawn looks good, then they are doing a good job. If the yard is pretty complicated, with a lot of shrubbery, flower beds, gardens, and such, then we should consider having a yard care service take care of it and have it included with the rent.

Typically, for a rental, the simpler the yard is, the better.

If the yard is more of a community area and not easily divided for each unit, like a 4-plex might have, then the owner is responsible for the cost of maintaining it.

If it’s a single family residence or unit that has its own individual meters and billing, then it can be the tenants responsibility. For any utilities that have one meter for multiple units it’s typically the property owners responsibility or paid by an HOA.

Ultimately, that bill is the property owners responsibility and if it doesn’t get paid, the HOA comes after the owner not the tenant. It’s not wise to leave that responsibility in the tenants’ hands. In turn we always charge as much for rent as we can to help cover these type of expenses for the property owner.

Yes. Most places we manage do not allow pets and that is always what we recommend.