Marketing & Leasing
Listing syndication, showings, and applicant handling from first inquiry to signed lease.
Property Management
Every door accounted for. Every month.
Full-service management for Miami-Dade rentals — leasing, rent collection, maintenance, compliance, and reporting that reads like a receipt.
Scope of Service
What full management covers
Tenant Screening
Credit, income, rental history, background, and employment — one standard, every applicant.
Rent Collection
Online payments, reminders, late-fee enforcement, and delinquency tracking.
Trust Accounting
Escrow-compliant ledgers and security-deposit handling under Florida law.
Maintenance
Vetted vendors, approval thresholds, and 24/7 emergency dispatch.
HOA Liaison
Association applications, approvals, violations, and move-in logistics.
Renewals & Notices
Renewal offers timed to the market; statutory notices prepared and served correctly.
Owner Reporting
Monthly statements, inspection photos, and year-end tax summaries.
Owner Reporting
Statements that read like a receipt
Every month, every property: rent in, fees and repairs out, net to you — itemized line by line and delivered with your disbursement.
- Itemized line items. Rent, fees, and vendor invoices listed separately — never lumped.
- Accessible anywhere. Statements delivered electronically, readable on any device, in any time zone.
- Year-end summary. A consolidated annual statement and 1099-ready figures for your accountant.
Owner Statement
Sample · October 2026
Single-Family Home · Kendall 33183
Lease: 12 mo
Beginning balance$0.00
Rent collected — Oct 2026$2,650.00
Management fee−$179.00
Maintenance — AC capacitor (approved)−$285.00
Association application processing−$0.00
Net disbursement (ACH)$2,186.00
Sample statement for illustration. Actual statements itemize every transaction with invoice references.
Maintenance Workflow
Five stages, with response windows in writing
Request Received
Tenant submits by portal or phone; emergencies jump the queue automatically.
Acknowledged < 4 business hrsTriage & Diagnosis
We classify emergency vs. routine and troubleshoot with the tenant first.
Emergency: immediateQuote & Approval
Above your threshold, you get a written quote before anyone is dispatched.
Quote < 2 business daysDispatch & Repair
Vetted, insured vendor completes the work; we coordinate access with the tenant.
Scheduled < 5 business daysVerification & Report
Completion verified, photos attached, invoice itemized on your statement.
Documented same cycle
Tenant Screening
One published standard, applied to everyone
Consistent criteria protect owners and comply with fair housing law. Every applicant over 18 is evaluated against the same five checks.
- Credit report. Full report reviewed for payment history and obligations.
- Income ratio. Verifiable gross income against a stated rent-to-income standard.
- Rental history. Prior landlord references and eviction-record search.
- Background check. Conducted within the limits of applicable law.
- Employment verification. Confirmed directly with the employer or via documentation.
Fee Structure
Simple, written, itemized
- Leasing fee — one-time, per placement (Horizon plan, from $895).
- Monthly management — flat per door (Skylight from $179; Zenith multi-door from $149).
- Renewal coordination — included in monthly management plans.
- No markup games — vendor invoices passed through at cost, itemized.
Onboarding
Four steps to managed
Step 1
Walk-through & rent analysis
We inspect, photograph, and price from current Miami-Dade comparables.
Step 2
Agreement & thresholds
Written management agreement with your approval threshold and disbursement details.
Step 3
Rent-ready prep
Punch list, association paperwork, and marketing assets prepared.
Step 4
Listed & leased
Showings begin; screened applicants presented to you for final selection.
Condo & HOA Specifics
Miami runs on associations — we speak their language
Approval packets, waiting periods, elevator reservations, move-in deposits, parking decals, pet addenda, violation letters: association bureaucracy stalls more Miami leases than pricing ever does. Our team prepares complete applications the first time, tracks each association's timeline, and keeps your tenant's move-in on schedule.
Management FAQ
Questions owners ask us
Disbursements go out by ACH on a set schedule each month after rent clears, accompanied by your itemized statement. The exact date is written into your management agreement.
You set a dollar threshold in your agreement. Non-emergency repairs above it require your written approval with a quote; genuine emergencies — active leaks, no AC in extreme heat, security failures — are handled immediately to protect the property.
Credit report, income verification against a stated rent-to-income ratio, rental history and landlord references, background and eviction check, and employment verification — applied identically to every applicant.
Yes. We prepare the association application packet, track the approval timeline, coordinate move-in logistics and deposits, and handle violation correspondence during the tenancy.
We follow the notice timeline in the lease and Florida statute, keep you informed at each step, and coordinate with your attorney if a filing becomes necessary. Legal fees themselves are not included in management fees.
Yes — scheduled interior and exterior inspections with photo documentation, plus detailed move-in and move-out condition reports that protect both you and the deposit process.
Get a Proposal
Hand us the keys. Keep the clarity.
A written management proposal with rent analysis and exact fees — usually within two business days.