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 renters 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 renters
• Digital lease signing

Resident 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
• Pet and assistance animal screening
• A published application fee, charged per adult

Rent collection

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

• Autopay, ACH, and card payments
• Automated reminders
• Late fees enforced per the lease
• Payment plans on our approval
• Monthly owner payout by direct deposit
• Collections on past-due rent

Maintenance

Renters 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 without an owner call
• Before-and-after photos on every job
• Preventive maintenance reminders

Inspections

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

• Move-in condition report
• Periodic interior check [frequency TBD]
• 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 deposit trust accounting
• Bill pay for HOA, utilities, and insurance (optional)
• Portfolio view for multiple homes

Leases & compliance

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

• Idaho-compliant lease
• Boise tenant rights notice provided
• Fair housing trained team
• Notices served correctly
• Lead paint and other required disclosures

Renewals & turnover

Keeping a good resident 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 resident
• Make-ready scheduling
• Cleaning and repairs coordinated
• Re-listing before move-out