Recent work
What value-add looks like in our markets.
A few representative projects from the last 18 months. Each was an owner who came to us with a property that wasn't pulling its weight and wanted us to fix it and run it.
Investors juggle multiple vendors: property managers, renovation crews, and real estate agents. We're all of them and more, working together to forward your real estate journey.
Every part of running a rental property — from finding tenants to fixing the dishwasher to clearing snow off the walk — handled by people who work together every day. No vendor coordination, no markup chains, no finger-pointing.
Every service in this column is included in our management fee. Every fee in the right column is one we don't charge — not at signup, not when you renew, not when something breaks.
Most managers earn from leasing fees, maintenance markups, and churn — meaning their incentives quietly run against yours. We charge a percentage of what your property actually nets after expenses. Higher occupancy, better tenants, controlled costs: those are wins for us, same as for you. Rate is negotiable against what you're used to and tied to portfolio size.
Get a fee quote →Indicative numbers. Your specific terms come out of the first conversation.
Industry comparison based on typical PM fee schedules in our markets. Real numbers vary; happy to walk through the math on your actual property.
Property funds sit in bank accounts you own. You watch every transaction in real time. We invoice for our fee at the end of each month. No commingling, no waiting on disbursements.
A few representative projects from the last 18 months. Each was an owner who came to us with a property that wasn't pulling its weight and wanted us to fix it and run it.
Because it aligns our incentives with yours. A typical PM earns from leasing fees, maintenance markups, and renewal fees — meaning their best year is the one with the most tenant turnover and the most repairs.
A percentage of net income means we earn more when occupancy is high, tenants stay, expenses are controlled, and rent grows. Same goals as you. Same metric driving us.
We charge a small floor — enough to cover the actual operations work in months where the property doesn't perform. The floor is a known number, set in the contract, and is roughly half what a typical PM would charge regardless of performance.
Both. About a third of what we currently manage came to us as distressed or under-performing. Our rehab team handles the turnaround work — full unit turns, system rebuilds, kitchen/bath gut jobs — and then we run the property after stabilization. You get one operator across the whole arc instead of three.
Yes. The four services price separately and you can engage any combination. About a quarter of our maintenance and lawn revenue comes from owners who manage themselves or have a different PM. No pressure to bundle.
Yes. We work with owners ranging from one duplex to a 14-unit portfolio. We've intentionally stayed small so the per-owner attention doesn't degrade — but we have capacity, and the per-unit cost gets better as you scale with us.
We also help with acquisitions — sourcing, evaluation, inspections, all the way through to stabilization. We know these markets well and we work in them every day. More on the acquisitions side →
Standard contract is 12 months. 30-day exit clause either direction, no termination fee. If we're not working out, we want to know — and we don't think holding you in a contract you regret is good for either of us.
The contract itself is also negotiable. Default is the net-income split, but if you have a structure you've used before that you'd rather keep (flat % of gross, etc.), we can usually accommodate.
Let's talk about your property — what you have, what you've tried, what's working, what isn't. By the end of the conversation you'll have a clear sense of whether we're a fit and a real fee number against your specific situation. If we're not the right fit, we'll say so — and usually point you to someone who is.
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