Three plans, from 0% monthly Lease Only to full-service management.
Each plan shows a monthly management fee and a one-time tenant
placement fee, and you only pay the management fee on rent we
actually collect.
We find, screen, and place the tenant. You manage from there.
Rent analysis
Marketing and showings
Tenant screening
Legal compliance and attorney leases
Rent collection setup
Move-in video inspection
Property accounting
Basic Cash Flow
8%monthly
Placement: 75% of one month’s rent
Renewal: $250 per renewal
Full-service management with a lower monthly fee and a higher placement fee.
Everything in Lease Only, plus:
Move-in and move-out video inspections
Owner portal and monthly statements
Rent direct-deposited by the 10th
Most popular
Balanced Cash Flow
9%monthly
Placement: 50% of one month’s rent
Renewal: $250 per renewal
The same full service, balanced between monthly and placement fees.
Everything in Basic Cash Flow, plus:
Eviction, pet, and tenant protections
Leasing guarantee
Lowest tenant placement fee of any plan
Best fit for most Orlando rentals
Eviction and pet damage protection, up to $750 each, are included at no
cost with the Balanced Cash Flow plan. Own more than five properties?
Ask about our multi-property discount,
contact us for a quote.
Fee questions, answered straight
Do you charge a management fee when the property is vacant?
No. You only pay a management fee on rent we actually collect. If the home is vacant or the tenant does not pay, we do not get paid either.
What is the tenant placement fee and what does it cover?
The tenant placement fee is a one-time fee when we place a tenant: 100% of one month’s rent on Lease Only, 75% on Basic Cash Flow, and 50% on Balanced Cash Flow. It covers the rental analysis, marketing, showings, screening, the attorney-prepared lease, and the move-in video inspection.
What does a lease renewal cost?
A flat $250 on full-service plans. On Lease Only, a renewal is 25% of one month’s rent.
What is the difference between Lease Only and full service?
Lease Only has a 0% monthly fee: we market the home, screen applicants, place the tenant with an attorney-prepared lease, and hand the keys back to you to self-manage. Full-service plans (8%, 9%, or 10% monthly) mean we run everything day to day: rent collection, maintenance, inspections, statements, and tenant communication.
Do you offer a discount for multiple properties?
Yes. If you own more than five properties, ask about our multi-property discount and we will put together a quote for your portfolio.
Are property management fees tax deductible?
Generally yes. Property management fees are typically deductible as a rental business expense on Schedule E. This is not tax advice, so confirm the specifics with your CPA.
Owner Benefits
Owner benefits other managers do not offer.
We're not just property managers. We're your partners in building wealth through real estate.
For 30 years, we've helped property owners sleep better at night while their investments work harder during the day. Whether you own one rental or twenty, we treat your property like it's our own, because we manage our own rental portfolio right alongside yours.
Same systems. Same vendors. Same standards. If a contractor isn't good enough for our properties, they don't touch yours either.
Month to month agreement
Long term contracts are scary. Ours is the only month to month management agreement in Florida, with no termination fees or penalties, because we should earn your business every day.
Tenant placement guarantee
If we place a tenant and they break their lease during the first 12 months, we re-lease your home for free.
Rent deposit guarantee
You want your money fast. We ACH your tenant rent into your bank account by the 10th day of each month.
Management fee guarantee
If we cannot collect the rent, we should not get paid. You only pay a management fee when we successfully collect the rent due.
Leasing fee guarantee
You pay no leasing fee until there is a signed lease and money paid by the tenant.
Response time guarantee
Nobody likes waiting. We promise to respond to all communication within 24 business hours.
Eviction guarantee
Our tenant screening is tight. In the unlikely event of an eviction, we reimburse up to $750 in eviction legal expenses.
Pet damage guarantee
Our pet screening works. If pet damage occurs beyond the security deposit, we reimburse up to $750.
Attorney prepared leases
Our lease is prepared and approved by a top Florida landlord law firm. We operate in full compliance with fair housing, habitability, screening, and right to cure laws.
Property inspections
Regular inspections catch small issues before they become expensive ones, keeping your property protected year round.
Repair surveys
After every repair we follow up with the tenant to confirm the job was completed properly.
Preferred rates
As an owner client you enjoy reduced fees whenever you buy and sell properties with us.
Guarantee summaries. Full terms and conditions are set out in the management agreement. See our terms.
Want the exact numbers for your property?
Free rental analysis from a licensed Florida broker, or call (407) 588-9600.
