Stage 1 · Sourcing
On and off market, directly with owners.
What we do, in detail
Four stages, from sourcing a property to holding it as a long-term rental.
Program 01 · The maths before the offer
Sourcing & analysis
Every property gets the same treatment: purchase price, realistic renovation cost, taxes, insurance, vacancy and management, against an honest rent for that street rather than the best one on the portal. Most do not survive that, and the discipline is walking away from those.
Stage 2 · Numbers
Full cost, not the optimistic version.
Stage 3 · Offer
Made in writing, with our reasoning.
Stage 4 · Walk away
Where the numbers do not work.
Stage 1 · Inspection
Independent inspector, not ours to influence.
Stage 2 · Insurance
Roof age, wind mitigation, flood zone.
Stage 3 · Title & permits
Including work done without one.
Stage 4 · Decide
Proceed, renegotiate or cancel.
Program 02 · Before, not after
Inspection & due diligence
In Florida the things that decide a deal are roof age, the four-point inspection, wind mitigation, flood zone and whether past work was permitted. We check all of them during the inspection period, and unpermitted additions get priced or get the deal cancelled.
Program 03 · Permitted and licensed
Renovation
Money goes into roofs, electrical, plumbing and air conditioning before it goes into anything a photograph would show. We are not general contractors: licensed trades do the work, permits are pulled where required, and the paperwork stays with the property.
Stage 1 · Scope
Systems and safety first.
Stage 2 · Permits
Pulled where the work requires them.
Stage 3 · Licensed trades
Electrical, plumbing and roofing.
Stage 4 · Finishes
Durable, and chosen for tenants.
Stage 1 · Letting
Fairly, and within fair housing law.
Stage 2 · Maintenance
Repairs done quickly, not deferred.
Stage 3 · Renewals
Priced to keep good tenants.
Stage 4 · Review
Annually, against what we expected.
Program 04 · Tenants we want to keep
Holding & long-term letting
Turnover is the most expensive thing in a rental portfolio, so the strategy is simple: fix things quickly, charge a fair rent, and treat tenants like people you expect to keep for years. Properties are let in compliance with fair housing law, without exception.
Thinking of selling?
A direct conversation and a written offer with our reasoning. No commission, no obligation.