What is included in the management fee?

Tenant marketing and placement, full screening, lease preparation and enforcement, rent collection, owner disbursements, monthly statements, maintenance coordination, periodic inspections, and compliance. There is no separate setup, inspection, or marketing charge.

Do you mark up maintenance?

No. Vendors bill their real rate and you receive the actual invoice. This is the single largest hidden cost in property management and we removed it.

How fast do you fill a vacancy?

It depends on price, condition, and season, and anyone who quotes you a guaranteed number is guessing. What we control is honest pricing up front, professional marketing, and fast showings — a home priced correctly in Cottonwood generally does not sit long.

What happens if a tenant stops paying?

We handle notices, communication, and if it comes to it, the eviction process, working with counsel where required. You are kept informed at each step and never have to make the uncomfortable phone call yourself.

Can I still use my own handyman?

Yes. If you have a trade you trust, we will work with them. Most owners eventually move to our vendor list because the response times are faster, but it is your property and your call.

Tenant Screening

The Decision That
Determines the Year.

A+ credit, verified income at three times the rent, and a full file on every applicant — one published standard applied to everyone.

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Screening in Cottonwood

Published, and Applied Evenly.

In a market this size the applicant pool is deep enough to be selective and small enough that a bad placement is felt for the whole lease. We hold the same standard here that we hold in Scottsdale.

CreditA+ credit profile — the full file reviewed, not only the score

IncomeVerified household income of 3× the monthly rent or greater

Rental historyPayment record, prior evictions, and judgments

Landlord referencesPrior landlords contacted and verified directly

Income verificationDocumented and verified — never self-reported

Identity & fundsID verified; funds and source verified for cash and entity applicants

BackgroundNationwide criminal search, assessed individually

Fraud reviewAI-assisted analysis for altered documents and inconsistencies

The decisionMade by the broker. You approve the tenant.

The same criteria apply to every applicant on every property, consistent with fair housing law and the Arizona Residential Landlord and Tenant Act.

The Three-Part File

What We Actually Pull.

Credit File

The full report, not just a number. We look at the pattern — how debt is carried, whether housing payments were prioritized, and what changed and when.

Background & Eviction

Nationwide criminal search, eviction filings, and civil judgments. Criminal history assessed individually rather than treated as an automatic bar.

Income & References

Documented income verified at three times the rent or better, employment or business confirmed, and prior landlords contacted directly.

Technology flags. A person decides. AI catches what a manual read misses. It never approves or declines anyone — the broker reviews every application and you approve the tenant.

Questions

Screening, Answered.

What is the standard?

A+ credit and verified household income of at least three times the monthly rent, plus a clean rental payment history, verified landlord references, and a background check. The same standard applies to every applicant on every property.

How is income verified?

Documented and verified directly rather than taken from the application. For self-employed applicants and entity tenancies we verify funds and source properly.

What does the background check cover?

A nationwide criminal search, eviction filings, and judgments. Criminal history is assessed individually rather than as an automatic bar, consistent with fair housing guidance.

Where does AI come in?

Applications are analyzed for inconsistencies and document fraud — altered pay stubs, mismatched employment records, patterns a manual read would miss. It flags; it does not decide.

Who approves the tenant?

The broker reviews every application and recommends with reasoning. You approve. No applicant is approved or declined by an automated system.

The Decision That Determines the Year.