Sheet 01 · Owner Services
Pier-and-beam, slab, or high-rise condo — each one is managed on its own terms. We start with the building in front of us, then put the plan in writing.
Sheet 02 · Detail Drawings
No two rentals need the same set of hands. Here is what we actually do, service by service — and what we write down while we do it.
Applications, credit, income, rental history, and references — checked against this property's rent and this part of the market, not a blank template. You see what we saw before anyone signs.
Rent is collected on schedule and posted to your owner ledger. When it runs late, the notices follow one documented path — the same path, every time.
We take the call, dispatch the trade, and keep the record — what was reported, what was done, what it cost, with the work photographed for your file.
Monthly statements in plain numbers: what came in, what went out, what is still outstanding — plus the year-end figures your accountant will ask for.
When a tenancy fails, notices, filings, and court dates are handled to Texas rules — and the file is built from day one to hold up.
Photographs, listing copy, showings, and screening, scheduled around the turnover so the unit is empty only as long as the work takes. We market the house that is actually there — its porch, its kitchen, its street — because that is what a good tenant is answering.
Sheet 03 · Site Notes
A bungalow on piers breathes differently than a slab duplex. A high-rise condo answers to an HOA, a loading dock, and a freight elevator schedule. The rent that is right for one is wrong for the other, and the maintenance list has almost nothing in common.
So we start with the building in front of us: what it is made of, how it has held up, and what it is going to need next. Then we write it down and manage to that.
Sheet 04 · Sequence
Four steps, in order, with the paperwork to match. You will know what happens next at every point in it.
We see the building, the systems, and the street before we put a number on anything.
Rent range, what the unit needs before it lists, and what we expect to collect. You keep the copy.
Turnover work, photographs, listing copy, showings, and screening — run in that order so the unit is empty only as long as the work takes.
Rent collected, maintenance coordinated, monthly statements sent, and the file kept current for as long as we hold the keys.
Sheet 05 · Owner File
Tell us where the property is and what you want from it. We will walk it, run the numbers, and put both in writing — no obligation.