What it costs

Management is 10% of the monthly rent, or 9% if you have more than one property with us. There’s a $400 document and listing fee with your first tenant and $200 with each new tenant after that, plus a one-time tenant agent fee of 25% of a month’s rent when the tenant moves in.

What’s included

I price the property and prepare all the documents. Tenants get credit and background checks. I coordinate all maintenance and repairs. You choose whether to pay the vendor directly or have it come out of the rent. I check the property in person every 5 to 6 months. Owners and tenants each have an online portal. Tenants pay rent through theirs, and you get your payment after any repairs and fees are deducted. Security deposits are held in Olive & Co.’s trust account.

What tenants get

Good tenants stay longer, and part of keeping them is treating them well. Every tenant gets a Resident Benefits Package: on-time rent payments reported to the credit bureaus so their score goes up, renters insurance, and the right air filters delivered when it’s time to change them. The filters protect your HVAC. The rest makes your house the one they don’t want to leave.

How I screen tenants

Everyone 18 or older who will live in the house fills out an application. I check credit, income, rental history, and background on every applicant, and I apply the same standards to everyone.

Questions owners ask me

How fast can you get my house rented?

It depends on the house, the price, and the time of year, and the market changes, so I won’t give you a number I can’t stand behind. Most of what I manage is near Fort Bragg, where demand is steady, and a well-kept house priced right doesn’t sit long. If yours is going to take longer, I’ll tell you why before we list it.

What happens if the tenant stops paying?

Rent is due on the 1st. Tenants get a reminder on the 4th that it’s still owed, and after the 5th it’s late. From there I follow the lease, and if it isn’t resolved we move to the legal process. You hear from me at every step. I screen hard up front so this is rare.

Who handles repairs? Do I approve them first?

I coordinate every repair with vendors I trust. Emergencies get fixed right away, because waiting makes them cost more. Anything that isn’t an emergency, I bring to you first with what it is and what it’ll cost. You choose whether to pay the vendor directly or have it come out of the rent.

What do I need to do before you can list it?

Clean, and any repairs you’ve been putting off, done. It doesn’t have to be empty. I’ll walk the house and give you a short list of what matters before a tenant sees it, and I handle the photos. The better it shows, the faster it rents and the better the tenant you get.

Can you manage my house if I’m overseas?

Yes. Most of my owners are military, and several are stationed far away. You get a monthly update from me and an online portal, and you can message me through the portal from any time zone.

How do I get my money each month?

Tenants pay through their portal. Once rent is in and any repairs and fees are deducted, your payment goes to your bank account by direct deposit. Your statement is in your owner portal.

Can I reach you after hours?

Yes. Message me through your owner portal any time. Emergencies at the house get handled right away, whatever the hour.

How soon can you start?

As soon as the management agreement is signed. The only thing that sets the pace is how long it takes you to review and sign the documents.

What kinds of properties do you manage?

All of them. Single-family houses, townhomes, condos, duplexes. If people live in it, I can manage it.

Do you allow pets?

That’s your call as the owner, and I’ll ask you up front. If you allow them, every pet goes through PetScreening, which checks the animal and its history before I approve it. Assistance animals are handled under fair housing rules, which apply whether or not a property allows pets.

If you’re thinking about renting out a house, call or text me at (910) 639-6449.