Guides & field notes
Automation, tax, and operations for hands-on landlords who run their own stack.
A Detroit landlord is missing $5,000 in owner distributions since June. Here's what I'd do: document everything, send a written demand, switch managers now.
ReadFirst-time landlord? Here's how to accept rent by bank transfer without handing tenants access to your account, including the one mistake to avoid.
When a contractor damages your rental and still invoices you, here's the order I follow: withhold payment, get their insurance details, get an independent written assessment, and consider a fair settlement.
Outgoing tenants return two keys, but copies are out there. Here's why I re-key every rental unit between tenants and how I do it.
A retired property manager explains why rekeying locks at every turnover prevents liability and how to do it cheaply without replacing the hardware.
Living overseas while self-managing a UK rental is harder than it looks. Here's when I switched to a letting agent and how I handled non-resident tax.
Texas property records are public. Here's how to locate the owner of a rental next door using the county appraisal district and other free tools.
A retired property manager's guide to reading a Sydney strata report before buying a one-bedroom apartment, spotting cladding risks, thin sinking funds, and hidden special levies.
After managing 14 units for over a decade, here's the rent collection setup I recommend to new landlords—what features matter and what to skip.
Crime stats contradict at the block level. I use late-night walks, school demand, tenant turnover, and development signals to pick rental neighborhoods.
A far-away rental that only breaks even is a slow drain. Here's why I'd sell, how to assess an as-is sale, and what to check before listing.
A retired Illinois landlord shares what I'd do my first year: self-manage, screen hard, write a tight lease, and collect rent the tax-smart way.
When I managed units in Melbourne, a paid strata levy that still showed as owing was usually a reconciliation problem. Here is the exact process I used before VCAT or DSC.
I hired the cheapest manager once and paid more in fees. Here's how I now find and vet property managers in metro Atlanta, from NARPM to the reference call.
I've seen owners sell privately and do well. Here's what actually works when you skip the agent in Australia: pricing, photography, open homes, and the conveyancer.
A retired property manager explains the real risk of a seller rent-back after settlement, and the licence-to-occupy details that protect you if you go ahead.
Stop guessing what a property sold for. I'll show you the free method I've used for years to find the exact sold price using public portal data, no agent required.
Buying a unit? Don't skip the strata report, the roof membrane, or a real NBN speed test. Here's the due diligence I've learned the hard way as a retired property manager.
Start with Zillow, MySmartMove, a spreadsheet, and a dedicated bank account. Full platforms only make sense after 100+ units. Here's my real-world stack.
Standard homeowners insurance isn't designed for rental properties. Here’s what landlord insurance covers—and why I learned the hard way that skipping it can cost more than you save.
Learn how to smoothly transfer utility accounts to tenants and why leaving curtains in an unfurnished rental can save you headaches and money.
My letting agent disclosed their relative wants to rent my property. After years of managing rentals, here’s the straightforward conflict-of-interest strategy I developed.
