Full-service management, step by step

Marketing & leasing

We price the home from local comps, make it look its best, and get it in front of qualified tenants fast. New placement is $495. Re-lease after notice is $495.

• Rent pricing analysis
• Professional photos
• Listing syndication (Zillow, Apartments.com, and more)
• In-person showings, scheduled with tenants
• Digital lease signing

Tenant screening

Every applicant is screened against the same published criteria, and every decision is documented.

• Income and employment verification
• Credit and rental history
• Background check per fair housing guidance
• Identity and fraud checks
• A published application fee, charged per adult

Rent collection

Tenants pay online. Owners are paid on a predictable schedule.

• Autopay, ACH, and card payments
• Automated reminders
• Monthly owner payout by direct deposit
• Collections on past-due rent

Maintenance

Tenants report issues with photos. We triage, dispatch, and close the loop, and you see all of it.

• 24/7 emergency line
• Licensed, insured local vendors
• No markup on vendor invoices
• We approve repairs at or under $300 and still tell you about each one
• Clear communication on every job, with photos
• Preventive maintenance reminders

Inspections

Photo and video documentation protects owners and tenants and keeps deposit disputes short.

• Move-in condition report
• Interior inspection every lease period
• Drive-by exterior checks
• Move-out report compared to move-in
• Itemized deposit disposition within 21 days
• Reports shared in the portal

Accounting & reporting

Clean books you can hand to your CPA.

• Monthly owner statement
• Year-end 1099 and annual summary
• Exportable reports
• Security deposits held in their own account
• Portfolio view for multiple homes

Leases & compliance

Idaho law and local ordinances are part of how we work.

• Idaho-compliant lease
• Fair housing trained team
• Notices served correctly
• Lead paint and other required disclosures

Renewals & turnover

Keeping a good tenant beats finding a new one. When a home does turn over, we move quickly.

• Renewal offer 60–90 days out
• Market rent review at renewal
• $0 to renew the same tenant
• Make-ready scheduling
• Cleaning and repairs coordinated
• Re-listing before move-out