Owner FAQs

No, accepting Section 8 is optional unless your city or state has laws that require it, and Nashville, for example, does not. That said, we are set up with Section 8 and do currently manage properties on the program.

Yes! We're a fully licensed real estate brokerage and property management company. That means we stay up to date on and abide by industry standards and legal requirements, so you're in good hands.

For true emergencies, absolutely, call us anytime. For general questions, we'll follow up during regular office hours.

You are welcome to review our standard lease agreement at any time. We do make routine updates and adjustments to it as rules change and market conditions dictate. You do not need to sign a lease since the agreement is between us, the property manager, and the tenant. If you need a copy for your records or refinance purposes, we'd be happy to send you one.

Yes! If you would like to list your investment property for sale, we are happy to help with that. We can also help you find more rentals to purchase if you need an agent to assist you with the buying process. We have licensed agents in the office, who also own rental property themselves, that are ready to help with your buying or selling needs. As seasoned managers and investors, we have an edge in this part of the real estate market.

Owner Distributions are made twice per month, around the 10th and 25th. The net proceeds from your properties will be directly deposited into your bank account on these dates. We do not hold reserves, so you will get every penny of what you made each month.

We offer flexible rent payment options including online payments via credit card or ACH, as well as the option to pay rent in a variety of stores like CVS and Wal-Mart, so it's easy for tenants and efficient for you. Of course they can always bring a check into the office if they want, but most don't these days. If rent is late, we follow the lease terms to address delinquencies promptly.

Most of our leases are 12 months, but we can explore other options based on your goals and current market trends. We begin the lease renewal process about 45 days before expiration.

No, we do not manage short or mid-term rentals. But there are some other great companies in town who do that and we are happy to provide a referral.

Security deposits are typically equal to one month's rent, unless we are offering a promotion. For tenants who fall a little short of our qualifications, we may also collect the last month's rent up front.

We're ready to go as soon as we've finalized the paperwork and your property is ready for tenants. We can inspect your property, change locks, take photos and begin marketing your rental in as little as 48 hours.

We handle single-family homes, duplexes and tri-plexes, condos, townhouses and small to mid-sized apartment complexes.

We service the Greater Nashville Metro area. So as far north as Gallatin, Lebanon to the East, Bellevue to the West and Murfreesboro or Spring Hill to the south.

You'll receive regular financial reports that cover rent collection, expenses, and maintenance updates. Let us know if you'd like additional reports. We're happy to help customize your reporting package to meet your exact needs. Additionally, real time information is always available in your dedicated owner portal.

We hold the security deposit in a special account, in accordance with local laws, to keep everything compliant and transparent.

No, we are a full service company and will handle all elements of management for the duration of the lease.

Yes, our office is located conveniently in East Nashville and open Monday through Friday 9am to 5pm. And yes, the building is in fact made of brick!

We conduct a thorough and detailed application process in which potential tenants must pass several screens. These include credit checks, criminal background checks, and past rental history checks. They are also evaluated on their income, job history, and past living arrangements. They are required to provide references and personal details that give us confidence in our decision to rent to them or not.

We coordinate all elements of the eviction process for you. No need to attend court or do anything, we will handle it. Our experienced attorney partners know how to get it done quickly and affordably, as well as how to recover money later down the road. If you have a property with an existing tenant that needs eviction, we will take over the process and make sure it gets done efficiently. In Davidson County, we can typically complete an eviction for less than $750 including a set out of possessions.

No problem! We have ongoing relationships with many local subcontractors that can get any level of work done. Even if the property needs a full renovation, we have the resources to assist you and get your property up and running in no time.

To ensure a consistent experience for tenants, we require a one-year agreement. However, provisions for early termination are available for unforeseen circumstances.

Part of why you are hiring a full service property manager is so that you don't have to handle your own maintenance! We have affordable, vetted contractors who can handle every maintenance need. Handling your own maintenance is something we can discuss, if you have a large portfolio of rentals, but, we do have internal procedures you would need to follow just like our vendors.

We have a pet-friendly policy across all our rental properties, which includes a pet rent for tenants. Please note, we cannot manage properties with a strict "no pets" policy. Over 70% of renters own a dog or cat, and excluding them would significantly impact our ability to meet performance expectations, likely leading to extended vacancies.

Yes, all new leases will require that the tenant carry a minimum liability policy of $100,000 and if they don't we will add them to a master LLI policy. At this time we are not requiring existing tenants to get renters insurance but we do strongly encourage them to get it.

• Don't include a Washer & Dryer for Single Family Houses.
• Do include a stack unit wash/dryer if the space only accommodates that style.
• Do include a Refrigerator and Stove on every property.
• Don't have hot tubs, trampolines or other similar recreational items.
• Don't make unannounced visits to the property once it's under our management.
• Don't make direct contact with a tenant after we begin managing.
• Do install Mini-Blinds throughout, but never curtains.
• Do make sure smoke detectors are installed throughout the property.
• Don't install garbage disposals on budget friendly units.
• Do install dishwashers and microwaves where feasible.
• Don't try to cut costs by installing window air units and baseboard heat.
• Do install Central Heat & Air to maximize rents long term.