While we can’t make any promises, on average we find tenants and have a signed lease within 14 to 21 days of starting to market the property. There are a variety of factors that affect this time frame (price, demographic, amenities). Generally, we try to have a lease’s start date be as soon as possible. If the property is sitting vacant we will not allow the lease start date to go past 14 days of the date the lease is signed.

If the property is occupied by a tenant that has indicated that they are not renewing their lease we start marketing the property roughly 45 days before the current lease expires. This gives us adequate time to find someone who can move in as close to the current tenants lease expiration date as possible.
(1) While there are many expensive maintenance costs that could pop-up on your property in any given month, one that is often overlooked is the cost of dissatisfied tenants. Most tenants realize that things are going to break occasionally and start off with a very understanding demeanor when a maintenance issue arises. What frustrates them is when their landlord is not responsive or takes too long to fix the problem. Responding promptly to requests and over-communicating with our tenants while an issue is being resolved ultimately means they’re more likely to renew their lease which means lower vacancy for you. Maintenance issues can escalate quickly. We know that always being available and responding quickly may be the difference between a leak and a flood.

(2) Our vendors are the best of the best. They do the job the right way, the first time, at the right price!
We collect rent on the 1st of each month. If tenants pay rent on-time you will receive a distribution by the 12th of each month. If your tenants are late or submit partial payment we will notify you right away, so you can plan for a delayed distribution.
The state of Arizona does not require that landlords maintain any special insurance. With that said, we are not insurance professionals and recommend you contact a professional in the insurance industry, in order to determine whether or not your rental property should carry any special insurance.
Each month a statement is generated and sent to you that details rents collected, maintenance costs, management fee deductions, disbursements, contributions, maintenance fund balance, etc. We are always available to answer any questions you have about where funds came from or went to.
We maintain a minimum balance of $300/property in our trust account to function as a maintenance fund. As the property manager we have the responsibility of completing maintenance requests under $300 without getting the owner involved. These costs are paid out of the maintenance fund. If the fund is below $300 it is replenished using rent from the next month. Any maintenance costs totaling more than $300 will require the owners involvement, and will need to be paid by the owner.
No, we pass the exact cost of maintenance directly to you without any adjustment.
While good tenant screening will help avoid evictions, they do happen occasionally. Here’s our eviction timeline...

-1st of the month – Rent is due
-2nd of the month – Late fee is assessed
-3rd of the month – Post a 5-Day Notice to Pay or Vacate
-9th of the month – Schedule time with court for eviction hearing
-11th – 14th (depending on how busy court is) – Eviction hearing. Landlord will win in almost all cases. Judge will allow 5 days to vacate.
-5 days later – if the tenant is not gone by this point we have to return to court and file a writ of restitution. This document is served to the tenant by constable. At that point you can change the locks. If the tenant returns they can be charged with trespassing.

Fortunately, the issue is almost always resolved before an eviction hearing is even needed. When an eviction is needed, we use a law firm that specializes in eviction law and has been operating in the state of Arizona for decades.
We do. With us as your property manager’s tenants won’t have your contact information, so everything will go directly through us before it gets to you.
When a maintenance request is received it is immediately evaluated to determine the impact, urgency, and cost. In some cases, we may need to reach out to the tenant for clarification. Once all the facts are gathered we formulate a plan and then execute.
As often as you would like to hear from us. We realize that each investor will have different needs and expectations from us. If you only want us to let you know when there’s a problem, we can do that. If you want regular updates, we can do that too.
We follow a strict property inspection schedule for properties with new tenants. We can arrange for properties with tenants who we’ve had issues with before to be inspected on a more regular basis. Property inspections are either interior and exterior, or exterior only, at the discretion of the property manager.
This is an important question. One that we need to get right as soon as possible; price the property too low and you’re missing out on revenue, price the property too high and you’ll have prolonged vacancy. There are two primary ways we determine what a property can be leased for. (1) Prior lease agreements. (2) MLS comparables. When possible, using both methods is ideal. If the property has not been leased out for a while the second method is a good starting point. Using the multiple listing service, we can see what similar properties in your area have leased for in the recent past. An average of prices is used and then adjusted based on what unique features your property has to offer.
We use a line of business applications specific to property management companies that allows us to post your property on dozens of websites; Simas Property Management, MLS, Zillow, Craigslist, Trulia, etc.
Ultimately, every landlord has to decide this for themselves. Every situation is different and we know that there isn’t a role for us in every residential rental property. Here’s a few ways we can provide you more value than the money you pay us.

- Eliminate headaches – don’t let your day be ruined because a nit-picking tenant is bugging you about this or that.
- Passive income – Rental properties supposed to generate passive income? How passive is it if you’re spending hours each month record keeping, accounting for rent, performing property inspections, fulfilling maintenance requests, finding tenants, etc
- Help keep you protected legally – While we certainly aren’t lawyers and do not offer legal services, we do have a few ways of helping keep you protected from lawsuits.
We keep pricing fair and simple, and guarantee no hidden costs for services that should be included in the management fee. More information on our pricing can be found here.
Our tenant screening process is rigid and thorough. We collect income history, previous landlord contact information, run hard credit checks, criminal background checks, and can even uncover prior evictions, and balances owed to former landlords. All this data is meticulously reviewed to help us make an informed decision. Once we’ve made a preliminary decision, we forward this data to you with our recommendation for you to give the final go ahead.