Property Management for Out-of-State & Remote Landlords

You get 24/7 real-time access through our Live Ledger owner portal — every transaction, receipt, inspection photo, maintenance request, and financial statement is available the moment it is recorded. Monthly owner statements are delivered by the 5th of each month. For quarterly inspections, you receive a full photo report from inside and outside the property. We also send proactive email and SMS notifications for any maintenance activity, so you are never left in the dark regardless of your timezone.

You set an approval threshold in your owner portal — typically $300–$500. Items below that amount are handled immediately by our vetted contractor network, and you receive photos, a scope of work, and digital receipts. For repairs above your threshold, you receive a detailed estimate with photos and contractor credentials by email or through the portal and approve or decline with one click. True emergencies (water leaks, HVAC failure, security issues) are addressed within 2 hours to protect the property, and you are notified within hours of action taken.

We process ACH disbursements the same day collected rent clears. Funds typically arrive in your bank account within 1–2 business days, wherever you bank in the country. You receive an itemized statement with each disbursement showing rent collected, management fee, any maintenance expenses, and net proceeds. There is no holding float, no arbitrary payment schedules, and no delay while checks clear. We never charge fees while the property is vacant — you only pay the 8% management fee when rent is collected.

Yes. California requires that tenants or property managers withhold 7% of gross rent paid to nonresident landlords under Revenue and Taxation Code Section 18662. We handle this withholding, remit it to the Franchise Tax Board on schedule, and provide you with the documentation you need for both your California and home-state returns. At year-end, you receive a 1099 and a complete itemized owner statement formatted for your CPA. If you qualify for reduced withholding under Form 589, we can advise on that as well.

Our 24/7 maintenance line means tenants always have a local contact for emergencies. True emergencies — water intrusion, HVAC failure in extreme heat or cold, security breaches — receive on-site response within 2 hours. We handle the situation first to protect the property, then notify you immediately with photos and a summary of action taken. You do not need to be reachable at 2 a.m. to prevent a small problem from becoming a major repair.

Yes. We regularly onboard remote investors who purchased Sacramento-area properties sight-unseen. Our onboarding includes a full property condition assessment with photos, a market rent analysis, and a maintenance priority list before the first tenant is placed. You will have a clear picture of the property's condition and what to expect before we ever market it.