Skip the remote managers.
Hire the local one.

One flat annual rate, quoted for your property. No leasing fee. No percentage of rent. The industry standard is 8 to 10 percent of the rent, plus a leasing fee. We quote one flat annual fee. That's the whole bill. Because the number depends on the property, it arrives in your custom owner plan, delivered within one business day of you requesting your free rent estimate.

Everything in the outline above: tenant placement, rent collection, every property bill paid from rental income, 24/7 tenant communication, maintenance through Bay Vista Construction, inspections, renewals, compliance, monthly statements, ACH deposits, and year-end 1099 preparation. If it touches the property, it's ours to handle.

Every agreement runs 12 months. No long contracts, no exit fees. If we're not delivering, you leave at the end of the term with no penalty. We've built this business on long-term owner relationships and referrals, and that only works when we earn your trust every year.

Your rent estimate and custom owner plan arrive within one business day. Most owners are fully hands-off within 30 days of signing, and we regularly take over mid-tenancy: the existing lease, deposit, and tenant relationship transfer to us without disturbing the tenant.

We do, in person. Every showing is hosted by us. No lockboxes, no self-guided tours. Hosted showings protect the property, and we meet every applicant before an application is ever reviewed.

Tenants reach us 24/7. Emergencies dispatch immediately to Bay Vista Construction, our in-house CA-licensed general contractor, with the work under warranty. Non-emergencies are handled the next business day under the spend threshold we agree with you upfront, so you are never woken up for a decision you already made.

For covered properties, state law caps annual rent increases at 5% plus local inflation, never more than 10%, and requires just cause to end a tenancy. Many individually owned single-family homes and condos are exempt when the tenant receives the required written notice, and newer construction is exempt for its first 15 years. We track exactly which rules apply to your property and keep every increase and every notice compliant.

Since July 2024, California caps security deposits at one month's rent for most landlords (AB 12), and pet deposits count inside that cap. Small landlords who are natural persons with no more than two rental properties and four total units can collect up to two months, except from service members. We set your deposit at the maximum your property legally qualifies for and run the deposit accounting and refund timelines to the statute.

Careful screening makes evictions rare, but when one is unavoidable we manage the process end to end: proper notices, just-cause compliance, coordination with eviction counsel, and re-leasing once the unit is back. You get informed decisions at each step, not surprises.