We specialize in single family homes, small multifamily and condos.

Owner payments are deposited directly into the  US bank account of your choosing or mailed to you as a check by first-class mail.  We disburse payment to owners by the 3rd business day of each month for the previous month’s activities. If you rely on the rental income to make a mortgage payment or other obligations, we recommend you set aside 2-3 months of rent to ensure you can handle vacancies or other interruptions to your income stream.

The monthly fee covers coordinating regular property maintenance and repairs, handling issues with tenants, collecting rents, receiving and reviewing invoices for property maintenance services, utilities, and services related to evictions, on the Owner’s behalf, issuing owner distributions, issuing accounting of income and expenses.  Other services outside this scope, such as large renovations, leasing, code compliance inspections, etc., are additional costs.

We are not trying to compete with lower-priced companies that manage properties part-time and offer minimal services. You may find someone cheaper, but you won’t find anyone to match us in the quantity and quality of services. Our fees are structured to ensure we have the best staff, technology, and policies to take care of your investment.

The ultimate cost of property management is determined by many factors, not just fees. How well do they respond to maintenance and care for your property? How well do they care for residents to keep them around longer? Do they have proven policies and procedures in place to protect you and your investment? How well do they know the market? What marketing tools do they use to fill your home with a quality resident?

If you think it is expensive to hire a professional, wait until you hire an amateur.

Yes, we carry Errors and Omissions insurance (E&O) as well as a $1,000,000 liability policy.

Yes, we work with both investors and homeowners living out of state and overseas. We are accustomed to accommodating international phone calls. We can also accept and send money via wire transfer when necessary. We have many investor clients who have never been to Michigan or the US but have successful investment portfolios.

This is the most critical aspect of Property Management. Our application process includes:

• Full credit screening
• Criminal screening 
• Identity verification
• Landlord references
• Verification of employment or income
• Eviction screening

 We look at how well the prospect handles financial obligations, has maintained previous rentals, and that they can afford to pay the rent. We screen every adult, 18 years of age or older who will be residing in the property.

We do not distribute your contact information to tenants. We will manage all tenant communications and ensure they follow all the rules of their lease.

We generally won’t contact you directly unless one of three situations exist:

1. We need your approval (e.g. optional maintenance request)

2. Significant capital improvements are needed (e.g. roof, furnace, etc.)

3.  Periods leading up to and during vacancies.

You have full 24/7/365 access to your Owner Web Access portal with real-time information.
The portal contains information such as copies of all your invoices, complete accounting of income and expenditures for your properties, all work orders issued on your properties, and much more. You are always welcome – and encouraged – to contact us with questions or concerns.

Some owners are more “hands on” and want to be involved in every aspect of their rental. If you desire a high degree of personal involvement with the property or need constant communication from the property manager, we may not be a good match for you. The property owners who appreciate us the most are those interested in complete management of the property with minimal exceptions. They want to treat their investment property as an investment.

Yes, we are happy to work with any insured contractors you have prior relationships with, except in emergency situations. If an issue in a unit needs immediate attention and we are unable to reach your contractor, we will use one of ours to ensure the issue is taken care of in a timely manner. Any contractor will have to go through our onboarding and approval process and must agree to our standard practice of operations.

We will spend money without your approval. We will, however, seek approval on all optional maintenance or upgrade items, turn between resident items, and for large capital improvements. We will not seek approval for day to day maintenance items, necessary repairs for health and safety, or emergency items. We are committed to your success and peace of mind so we will not spend your money unnecessarily.

All security deposits are held in our trust account. This protects you and the Tenant.

We can start immediately! We start by gathering information about you and the property, answering questions about our services and fees, and determining if we are a good fit for you. Contact us at 517-507-9993 to schedule a meeting.

We have a property manager who is your main point of contact.  You can contact them about any questions you have regarding marketing, your account, issues with the property, etc, at 517-507-9993 X 308.  You can also log in to your owner portal to send a message. 

We will follow the State of Michigan required procedures for a Landlord-Tenant eviction, which currently takes several months to complete.  

1. a Notice to Quit is sent to the tenant on or around the 8th day of the month.  This gives the tenant 7 days to pay rent or move out.  If they do not pay and do not move, we go to the next step.
2. Files are sent to our Attorney to complete filings for a Summons and Complaint with the court. At this time the court will set a court date, and as of November 2023, due to case loads and new restrictions, usual court dates were 3 months from filing date.  There will be a minimum of TWO hearings to get a judgment. 
3. Initial Court hearings occur via Zoom to inform the Tenant of the Tenant's rights to a fair hearing and to schedule a second court date, two weeks to one month from the initial hearing. 
4. Secondary and Tertiary  Court hearings are scheduled during the Initial hearing; during these hearings, a judgment may be filed to allow for a Writ of Eviction. 
5. The Writ of Eviction may be filed 10 days to 56 days after the judgment, at which time a tenant may be evicted during a set-out and lock change.

Be assured that we work extensively with non-paying tenants to set up payment arrangements, help them with paperwork to get rent payment assistance, and other tactics to avoid this long process.