Investor and Owner FAQs

We specialize in single-family homes, townhomes, and small multi-family properties, including duplexes, triplexes, and quadplexes. Our services are tailored to meet the needs of both homeowners deciding to rent instead of sell and investors seeking long-term wealth through residential real estate.

In brief, the process for working together to manage your property or portfolio is outlined below.  This assumes that the property will be up for lease at the beginning of our partnership.

1. Let’s Meet: We’ll discuss your situation, needs, and any questions you have, and provide you with a rental analysis and a quote for management services. We can conduct this over the phone, or a virtual meeting is also an option. Alternatively, we can visit your location. If we visit your location, we can conduct a brief rent-ready analysis to determine what needs to be done before listing your property for rent.
2. Agreement: We will provide an agreement for your review and signature.
3. Getting Rent-Ready: At this point, we focus on making the property rent-ready. If there is work that needs to be done, we will coordinate that work.
4. Marketing Preparation: We take pictures, do an optional 3D walk-through, write the marketing description, and set up a self-tour lock.
5. List the Property: Your property will be listed on more than 20 sites, and depending on other variables, we may market the property on social media.
6. Show the Property: Showings may be conducted in person, virtually, open house, or self-guided, depending on the property, neighborhood, and scheduling needs of the property manager and prospect.
7. Accept Applications: If a prospect has decided they would like to rent the home, each resident over 18 will need to submit an application.
8. Application Processing: Our team will guide you through the application process, which includes income verification, background check, rental history, and other relevant steps.  Refer to the Applicant FAQ for more information.
9. Applicant Approval (or denial): If the applicant is approved, they will sign the lease and pay the Security Deposit to hold the property until the lease start date.  In most cases, the lease start date will be within 7 days of the lease signing.
10. Resident Move-In:  Congratulations, we have completed the first cycle.  We will document the home’s condition, and the renter will sign off, thereby reducing issues at move-out regarding the condition.

These are effectively insurance, and we are not an insurance company. Litigation has occurred recently, accusing companies of “posing” as an insurance company. The security deposit covers pet issues.

There is no cancellation fee if you choose to terminate the agreement with proper notice as outlined in your management agreement. We don’t believe in locking owners into long-term contracts – they stay with us because they want to.

See our pricing page for full details. In short, the higher tiers offer a more comprehensive tenant assurance, evaluations, and a reduced leasing fee.

We do not charge a management fee when the property is vacant and not generating rental income. However, if we are actively coordinating turnover work, rehabilitation, or rent-ready preparation, a management fee may apply, beginning 30 days after the agreement is signed or the home becomes vacant.  This is to cover the additional work and cost to hold the property unoccupied when there are extensive repairs/rehab, and/or the owner has delayed the process.

We include a detailed move-out inspection as part of our property management packages.

Please contact your insurance agent to confirm, but you will likely need a landlord policy, and Real Property Management Majestic will need to be named as an Additional Insured. Contact us to receive our Owners’ Insurance Info Sheet.

Maintenance coordination is a variable occurrence, so it would be unfair to include this in the monthly management fee. Additionally, we are upfront with the cost. Be sure to ask other companies if they are getting compensation on the ‘back end’ that is hidden from you.

It is fine to have a home warranty, but it may result in additional delays and require more time to manage the submission process. For this extra time, a per-hour service fee applies to manage home warranty submissions, as outlined in the management agreement. Some property management companies may refuse to work with home warranties due to the additional work and delays that residents must accept. Our goal is the ensure that residents are satisfied and desire to renew, a home warranty is often a roadblock to resident happiness.

Think of it as an emergency fund for your rental home, ensuring that Real Property Management can quickly approve maintenance issues and alleviate concerns over transferring money when needed. We have a responsibility to provide a working home to our residents, and if there are issues with paying for repairs, you may be in default of the lease.  It is best practice to be prepared for repairs that may be needed. We require a minimum of $750, but recommend at least one month’s rent, and increased peace of mind comes with more. We can also use a portion of the monthly proceeds to build up the fund for repairs, expected maintenance, or improvements.

It is held in the Real Property Management Client Trust account and is managed in accordance with industry standard practices and Georgia laws and statutes. We provide monthly reporting that details all transactions and account balances.

There is no one way to determine how much the contingency fund should be. Here are fa ew standard methods.

1. Multiply the value of the home by 2% to 3%.
2. Consider the most expensive and likely repairs based on the age and condition of the home equipment, which could add another 10% to 25%.
3. Multiply the monthly rent by 2 or 3.

By using one of these methods or even a combination, you should be able to calculate a good reserve fund. Real Property Management requires a minimum of $500 to be available in our client trust account.

There are a few goals with a resident benefits package.

1. On-Time Rent Payments
   • Residents are rewarded using a point system that can be used for gift cards, products, and monthly drawings. Each resident can earn up to $375 per year via the Pinata Loyalty Rewards Program.
   • Residents are also rewarded with on-time reporting to credit bureaus and access to their credit score through the Pinata Credit Engine. This reporting can lead to notable score increases.
2. HVAC Maintenance
   • Real Property Management provides pleated air filters for residents to change. We also send reminders every 60 days to complete the change. During resident move-in, renters are instructed on how to change the filters and their importance.
   • Changing air filters on an HVAC system increases efficiency, reduces load on the system, and keeps the air and ductwork clean.
3. Happy Residents
   • The importance of keeping residents happy cannot be overstated when it comes to paying on time, taking care of the property, and leaving it in good condition.
   • Residents are greeted with a move-in gift usually worth around $50, with a combination of items. We start by providing a quality plunger and a package of nice toilet paper. When residents move, and everything is in boxes, it is nice to have some toilet paper.
   • The package also includes a move-in concierge to set up utilities and Internet service, again making the move-in process easier on the resident.

Learn more about the Resident Benefits Package.

Showings may be conducted in person, virtually, open house, or self-guided, depending on the property, neighborhood, and scheduling needs of the property manager and prospect. Real Property Management Majestic utilizes software that streamlines the showing process, ensuring the highest level of ease in scheduling and providing the most information possible, ultimately leading to a prospect application. We may also use secure key boxes or smart deadbolts to streamline the process. We also use a leasing hotline to ensure that all calls about your home are answered promptly. All prospects are screened to ensure the viability and security of the property. The depth of screening depends on the type of showing. The office conducts a brief phone interview or requires an online form to be completed, ensuring a general match between the prospect’s requirements and the rental’s attributes and qualifications. A form of identification is usually required. If the prospects are interested in the rental and believe they will meet the qualifications, they can complete an application. If the owner does not permit self-tours or other circumstances prevent it, an additional fee is assessed.

See the FAQ: “Why do you charge additional for if self-tours are not allowed?”

Today’s renters expect convenience and speed. Self-showings enable qualified prospects to tour your home at their convenience — even after hours or on short notice. This means:

• More showings, faster leasing – Renters can view your property without waiting for a scheduled agent, reducing days on market.
• Allows for Drive-by Showings – A surprising percentage of showings are requested when the renter is already at the property or within minutes of arriving. The self-showing system enables these renters to see the property while they are in the area.
• Better visibility – Some renters only consider homes with self-tour options, especially if they have a limited time to view properties.
• Secure and verified access – Every renter is screened before being granted access. They must provide a valid driver’s license and/or credit card, and pass validation through our showing platform. Our systems also monitor for and block fraudulent showing requests. Each showing uses a one-time, time-based (and limited) access code that is tracked in real time — we’re notified when it’s used.
• No extra cost to you – Real Property Management Majestic covers the price of this service on vacant homes.

Self-showings help your property compete in today’s on-demand rental market — all while maintaining strong security and owner oversight.

Today’s rental market moves quickly—it’s common for prospective tenants to find a listing and want to tour it the same day, sometimes within hours or even minutes. Our self-guided showing system allows renters to do just that, offering flexible access that helps generate more interest and lease homes faster.

Agent-led tours require significantly more time and coordination, including travel, scheduling, and managing individual appointments. These tours also come with a higher rate of no-shows and delays, which can reduce efficiency and slow down the leasing process.

To maintain the efficiency and cost-effectiveness of our standard services, we charge a small fee for agent-led tours to offset the additional time and resources they require. This approach allows us to focus on serious applicants and maintain a smooth, streamlined leasing experience for all parties.

Yes — we offer a renter’s agent commission of 5% of the total lease value. This is a fixed rate and is non-negotiable.

Why 5%? Our leasing process is built to attract and screen qualified tenants directly, without relying on third-party agents. Through targeted advertising, listing the home on over 30 sites, and self-showing technology, we’re able to fill homes efficiently and consistently.

In our market, renters’ agents are not typically necessary for successful placements. Offering more than 5% would encourage a practice that adds cost and complexity without improving outcomes.

Can an agent still show the property? Absolutely. Agents are welcome to assist their clients with showings, applications, and general questions. However, our commission offering is capped at 5%, and we are unable to accommodate alternative structures.

Our goal is to successfully place residents who will take care of your home, pay on time, and end the lease with timely notice and leave the home in good condition to facilitate a quick turnover. We use a scoring system that takes into account credit score, collections history, income, rental history, references, and background to qualify applicants. Based on the results of the scoring system, applicant groups that do not qualify for any of the items below may still be approved, but may require additional risk mitigation, such as additional verification/documentation, an increased deposit, last month’s rent, or a risk fee.

• A combined net income of at least three (3) times the monthly rent.
• At least one applicant with a credit score of 600 or greater.
• No evictions or bankruptcies in the last 3 years.
• Positive rent references and on-time rent for the last two years.
• Clean background free of felonies such as illegal manufacture or distribution of a controlled substance, bodily harm, destruction of property, or sexual offenses.

First, Real Property Management Majestic encourages and rewards renters to pay on time through our rewards program through Pinata, and we report on-time rent to the credit agencies. The renters are aware that their rent payments are due by the 1^st day of the month by 3 pm EST. We provide a 3-day grace period before late fees are applied.  While most renters pay on time, some pay late. This can be due to a one-time event or a recurring problem. The steps that Real Property Management Blue Sky takes to resolve late or non-payments are:

1. Automated rent due reminders.
2. Email or Text to renter – this is usually all that is required to find out why the rent is late and to establish a commitment as to when it will be paid.
3. Letter to Renter – A formal communication from Real Property Management Majestic is the first step in formally documenting the rent lateness. This letter is sent to the renter after 3 days if the rent has not been received by then.
4. Pay or Quit Eviction Notice – If the late payment of rent is a recurring issue or if the rent is severely overdue, it may be appropriate to initiate the first step in the legal eviction process by issuing a Pay or Quit Eviction Notice, in accordance with state law. Real Property Management Majestic may write and post this notice at the residence.
5. Not Cured – If the renter hasn’t cured the Pay or Quit Eviction Notice, then the eviction process will begin and requires an attorney. Optional Landlord Protection Insurance can provide coverage for loss of rent, eviction fees, and defense costs.

We strive to ensure that deposits are submitted by the 10th business day of each month. However, there may be instances when deposits are submitted later. Your owner’s draw will be sent to you via Automated Clearing House (ACH). Please note that ACH disbursements can take anywhere from two to five business days to clear through the banking system, and unfortunately, the clearing time is beyond our control.

Yes, at Real Property Management Majestic, we handle all types of rehabilitation and maintenance work, from minor repairs to comprehensive property renovations. Whether you’re a homeowner needing routine upkeep or an investor looking to upgrade a rental, we’ve got you covered.

Common Scenarios We Take Care Of:

✔ Routine Maintenance – HVAC servicing, plumbing leaks, electrical repairs, appliance fixes, and general upkeep to keep your property in top shape.

✔ Tenant Turnover Repairs – Repainting, deep cleaning, carpet replacement, and any necessary repairs to get your property rent-ready fast.

✔ Emergency Repairs – Burst pipes, roof leaks, electrical failures, or any urgent issue that needs immediate attention.

✔ Property Rehab & Upgrades – Kitchen and bathroom remodels, flooring upgrades, exterior improvements, and more to increase rental value and attract quality tenants.

✔ Code Compliance & Safety Updates – Bringing older properties up to code, installing smoke detectors, and addressing safety concerns to meet local regulations.

Our network of licensed contractors and in-house maintenance team ensures high-quality work at competitive prices. Whether it’s a minor fix or a major renovation, we’ll take care of it efficiently so you can focus on your investment.

We have a clear and consistent late fee policy designed to encourage on-time rent payments while maintaining positive tenant relationships.
As part of our commitment to fostering timely payments, our Renter’s Benefits Package includes a rewards program and positive credit reporting, offering incentives for residents who pay on time.
If rent is not received by 3:00 PM EST on the third day of the month, a late fee will be applied, as per the lease agreement. Additionally, our team will proactively reach out to residents to understand the cause of the delay and work toward a resolution. Our goal is to maintain open communication while ensuring that rental obligations are met.

We typically include addenda to clarify specific aspects of the Management Agreement, ensuring transparency and setting clear expectations. The two most common addenda are:

Rent Ready Addendum – This addendum outlines the required property condition standards before a home can be listed for rent. Our Rent Ready Standards ensure that the property is compliant with local habitability laws, appealing to high-quality tenants, and in a condition that helps minimize future maintenance issues. Key requirements include:

• Professional cleaning (including carpets)
• Freshly painted and patched walls
• All doors, appliances, and mechanical systems are in working order
• Lawn and exterior maintenance completed
• Removal of all personal items and debris
• Compliance with safety standards (e.g., smoke/carbon monoxide detectors)

We conduct a Rent Ready Inspection and provide a report of any deficiencies that need to be addressed before marketing the property. The home will not be listed until all rent-ready standards are met, ensuring a smooth leasing process and a strong first impression for potential tenants.

For more details on these addenda or other agreement terms, please do not hesitate to contact us.

To ensure the pool remains clean, safe, and properly maintained, we will hire a professional pool maintenance company if there is not already one in place.

✔ A licensed pool maintenance company will be scheduled to service the pool regularly
✔ They will ensure proper chemical balance, cleaning, and equipment upkeep
✔ Costs will be discussed with the owner to determine if they will be passed on to the resident or paid by the owner and if there will be a separate fee to the renter.

There are two ways these expenses can be handled:

Included in the Rent: We can include these costs in the lease by factoring them into the monthly rent. However, this may significantly increase the rent amount, potentially making the home less competitive in the market.

Additional Lease Add-On: Since these expenses are typically considered additional costs, they will likely be a separate charge added to the lease. In this case, the tenant would be responsible for reimbursing the landlord for these fees, either as a flat monthly fee or based on actual costs.

The specific payment structure will be outlined in your lease agreement. If you have any questions about how these fees will be handled for your rental, please don’t hesitate to contact us for details.

FHA loans require borrowers to occupy the home as their primary residence for at least one year before converting it into a rental. However, there are exceptions to this rule, including:

• Job Relocation Exception – If your new job is a significant distance away (typically 50+ miles) from your current home, you may be eligible to rent out the property before the one-year mark.

If you believe you qualify for an exemption, we recommend:

1. Review your FHA loan agreement to confirm specific terms.
2. Contact your lender to discuss your situation and obtain written approval if needed.
3. Ensure compliance with FHA guidelines to avoid potential loan violations.

If you decide to move forward with renting, we can help you navigate the process and ensure your property is managed effectively.

Absolutely. We encourage transparency and will provide a sample management agreement upon request after we have had an introductory phone call, so you can review the terms before committing. Our agreement is our own IP and should not be copied or reused without express written permission.

Our management packages include high-quality photos and listing on over 50 sites, including Zillow, the most popular site for rental listings, as well as listing on Facebook and paid advertising. While we find that photos taken by our team work well for rentals, a 3D walkthrough and professional images can help get more traffic.  A 3D walkthrough and 25 professional photographer photos are additional costs that will be due at the time of listing.

Our average time to lease a property is under 30 days, depending on seasonality and pricing strategy. Homes that are well-priced and in rent-ready condition often lease within 2–3 weeks. We actively track performance and make recommendations if adjustments are needed.