Questions rental owners ask us most.

Two plans. Full management is 8% of collected monthly rent — includes everything: marketing, screening, placement, collection, maintenance dispatch, evaluations, and evictions. Leasing only is a one-time fee of one month's rent to find and place the tenant — you manage from there.

Portfolio owners with multiple units can get as low as 7% with dedicated account management.

No setup fee, no technology fee, no markup on maintenance invoices. The only additional fees are (a) the constable/court fees on evictions if they ever happen — and we cover those for tenants we placed, and (b) an HOA violation resolution fee if there's a tenant-caused violation that requires more than a written notice. Both are disclosed in the management agreement before you sign.

Owner deposits are processed by the 10th of each month, via ACH direct deposit. If rent is received on the 1st (standard), you see it in your account between the 4th and 10th depending on your bank.

We split them 50/50 with the owner, and only on what's actually collected. Our incentive to collect late fees and your incentive to enforce them should be aligned.

Nothing. Lease renewals are included in the monthly management fee. We only charge a leasing fee when we place a new tenant.

For single-unit owners: no. Our 7% full-service rate is fair market value for full-service, and we don't need to play the discount game. For multi-unit portfolios (5+): yes, pricing scales with volume. Talk to our Broker directly.

The fee is the fee. We haven't raised our base management rate since 2018. If we ever do, it applies only to new contracts — existing owners are grandfathered at the rate they signed.

If a tenant we placed has to be evicted, we cover 100% of the legal cost: filing fees, process server, constable, locksmith, and attorney fees if used. No cap, no deductible. It applies whether the eviction is for nonpayment, lease violation, or holdover.

It does not cover lost rent during the eviction process — no guarantee covers that without an insurance product.

If the tenant we placed breaks the lease within the first 12 months, we re-lease the property at no leasing fee. Standard exclusions apply: owner-initiated terminations, active-duty military relocations (which have their own federal protections), and property sales.

Every inbound from an owner — email, call, portal message — gets a response within one business day. If we miss it, the next month's management is free. We track this internally and publish the response-time rate at the end of each quarter.

If you came to us with an existing tenant you placed, the eviction guarantee doesn't apply — but we'll still handle the process, charged at cost.

Across the 500+ properties we manage, our eviction rate in the last 3 years has been ~0.8% annually. The placement guarantee has been exercised on roughly 2% of placements. The communication guarantee has triggered twice in 2025 (the months were credited). We publish these numbers because they should be low — and the whole model depends on keeping them that way.

Our portfolio-wide average is 17 days on market from listing to signed lease. Properties in high-demand areas like Summerlin or Henderson master-planned lease faster (8–12 days). Properties that need prep work or are priced above market average 25–35 days.

Credit check with score floor, full eviction history search, criminal background check (following Nevada FCRA guidelines), income verification requiring 3x monthly rent documented, employment verification, and landlord reference calls for the prior two tenancies.

Yes. We present you the screening result and our recommendation. You have 24 hours to approve or ask questions before we proceed. The choice is yours, within fair-housing constraints.

We don't recommend rent concessions as a default. In soft-market conditions (late Q4 historically), we might suggest one month free on a 13-month lease — effectively reducing market rent ~7.7%. Always with your approval.

We treat HCV applicants the same as any other applicant and run the identical screening, adjusted only for the income requirement which is calculated on the tenant's portion. Some owners prefer not to accept HCV; we follow your instruction within fair-housing rules.

We use a Nevada-attorney-drafted master lease, updated annually. It's specific to our jurisdiction and includes the HOA compliance clauses, pet addenda, and resident benefits terms. You can request modifications with legal review.

Tenants submit via the portal with photos. Non-emergencies are dispatched to one of our licensed vendor partners within 24 hours; emergencies (flood, no heat, safety) are dispatched within 2 hours via a 24/7 line.

Default is $500 — repairs under that get dispatched and invoiced to you; over $500 we call for approval. You can adjust this up or down at any time via the owner portal.

No. You see the vendor invoice at exactly what the vendor billed us. We're paid through your monthly management fee — marking up maintenance would create a conflict of interest we refuse to have.

Yes, as long as they're licensed and insured for the work. You provide the vendor list; we dispatch to them under the same approval process. Many owners keep their preferred HVAC or landscaper.

We handle HVAC filter replacement (part of resident benefits), annual HVAC service (opt-in), and landscape routines (if owner-provided). Our three annual property evaluations flag preventative items before they become emergencies.

Monthly owner statements are available in the portal by the 10th of each month. Statements show rent collected, management fee, maintenance costs with vendor invoices attached, and the net deposit amount.

We issue a 1099-MISC by January 31 for rent collected the prior year. Year-end statement includes categorized income and expense summary suitable to hand to your CPA.

Yes, for properties enrolled in full management. Some Clark County jurisdictions require a short-term rental permit or a residential rental license — we track the renewal deadlines and file on your behalf, with the county fees passed through at cost.

Yes. With your authorization we send monthly statements and year-end summaries directly to your CPA, in any format they need (QBO, CSV, PDF).

Yes. We maintain current CC&Rs for every HOA in our service area, track each rental's compliance items (trash day, parking, landscape), and handle all communication with the HOA office. Tenants receive the specific HOA rules as an addendum to the lease.

If the fine is tenant-caused (unkept landscape, trash cans out too long, unauthorized vehicle), we pass the fine through to the tenant per the lease and handle the collection. If it's an owner-caused issue (paint color, structure), we notify you and coordinate the resolution.

We can coordinate with the architectural committee for changes requested by tenants (satellite dishes, fences, pet doors), but any owner-initiated improvements are outside our scope — you would engage the HOA directly or through your contractor.

The standard management agreement runs 12 months with automatic month-to-month renewal afterward. You can terminate month-to-month with 30 days' notice. We don't do 2-year lock-in contracts.

If you sell during the lease, we help coordinate with the new owner — they either assume our contract or we help transition management. We don't charge a termination penalty for sales.

You can — 30 days' notice and we hand over the lease, keys, security deposit, and ledger. We wish you well. Many owners come back within 18 months, and when they do, we waive the onboarding fee.

Call us. The Broker's direct line is in your welcome packet. Most issues are service-delivery problems we can fix quickly; the ones we can't, we'll be honest about. We'd rather end a relationship well than hold on to an unhappy owner.