Six services. Here's exactly how each one works.

We price the unit off live Tri-County comps first — not a guess, not last year's rent. Average time from listing to signed lease in the current Metro Detroit market runs about 2–3 weeks for a well-priced unit.

1. Comp-based pricing. We pull live comps for your specific submarket and set an asking rent that leases fast without leaving money on the table.
2. Professional listing. Photos, description, and syndication to major rental sites — Zillow, Apartments.com, and the MLS where applicable.
3. Showings. We handle every showing request — no coordinating your own calendar around strangers.
4. Screening. Credit, background, income verification, and rental history check on every applicant before an offer goes out.
5. Lease execution. Michigan-compliant lease drafted, signed, and move-in documentation (condition report, key handoff) completed before day one.

The day-to-day layer that runs underneath everything else — rent collection, tenant communication, vendor coordination, and monthly reconciliation, all visible in your live dashboard.

1. Rent collection. Online payment portal for tenants, automatic late-fee application per your lease terms, disbursement to you on a fixed monthly schedule.
2. Tenant communication. We're the point of contact for day-to-day questions — you're not fielding calls about a leaking faucet at 9pm.
3. Vendor coordination. Scheduling, follow-up, and invoice review for any work performed on the property.
4. Monthly reconciliation. Every dollar in and out reflected in your dashboard before the statement closes — no surprises at tax time.

24-hour response on maintenance requests. You set the spend threshold once — anything under it gets fixed without a phone call; anything over it comes to you first.

1. Request logged. Tenant submits through the portal or calls our line — either way, it's tracked, not lost in a text thread.
2. Triage. Emergency (no heat, active leak, safety issue) vs. routine — emergencies get same-day vendor dispatch.
3. Vendor dispatch. From our vetted local network — the same vendors we use on our own Royal Oak property.
4. Owner approval, if over threshold. You get a quote and a yes/no before anything above your set limit gets spent.
5. Closeout. Invoice logged, photos attached where relevant, dashboard updated.

Not a monthly PDF you skim once and forget — a live view you can check whenever you're curious, updated the moment something happens.

1. Rent status. Paid, pending, or late — for every unit, in real time.
2. Open work orders. What's in progress, what's been quoted, what's waiting on you.
3. Documents. Lease, inspection reports, and receipts stored in one place — not scattered across email threads.
4. Year-end summary. A clean annual statement built for your accountant, no reconstruction required.

Michigan-compliant leases and renewal timing that actually accounts for Metro Detroit's leasing seasonality — the same logic behind Case Study #001's renewal decision.

1. Renewal timing review. We flag lease-expiry dates that land in weak leasing months (typically Dec–Feb in this market) before they become a problem.
2. Market-rate negotiation. Renewal terms priced off current comps, not last year's number rolled forward.
3. Updated lease. Current Michigan-compliant language, security deposit handling per state law, fair housing adherence on every clause.
4. Documentation. Signed addenda for anything that changed (pets, occupants, terms) — the gap that caused the pet-fee issue in Case Study #001 doesn't happen twice.

A vacant unit is the single biggest cost most owners underestimate — every week it sits empty is a week of rent gone. We move fast and document everything.

1. Move-out inspection. Condition documented against the move-in report — what's normal wear vs. what's a deduction from the deposit.
2. Punch list. Exactly what needs fixing or cleaning before the unit is showable, no more and no less.
3. Vendor coordination. Cleaning, paint touch-up, repairs scheduled back-to-back to compress the vacancy window.
4. Re-listing. Priced off current comps — see Service 01 — so the unit goes back on the market at today's rate, not the rate from when the last tenant signed.