Skip to content
General Landlording & Rental Properties
JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023

User Stats

10
Posts
6
Votes
JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023
JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
6
Votes |
10
Posts

Best way to market a MTR/LTR rental...

JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
Posted Aug 8 2023, 11:51

We have moved out of our 3bdr 2 bath house and now I would like to rent it. We left all of the furniture so it is ready to go. Unfortunately, my HOA does not permit STR. Lease minimum is 6 months. It is a 3 year old house valued at about $550k. I think my mortgage on it is around $3000 with HOA dues.

I would love some feedback on the best way to market this. I am planning on putting it on Furnish Finder but would like recommendations on other platforms. 

Thanks in advance for the advice.

JT

Andrew McGuire's profile image
  • Investor
  • from Chandler, AZ
  • Member since Jan 13, 2022

User Stats

152
Posts
115
Votes
Andrew McGuire's profile image
  • Investor
  • from Chandler, AZ
  • Member since Jan 13, 2022
Andrew McGuire
  • Investor
  • Chandler, AZ
115
Votes |
152
Posts
Andrew McGuire
  • Investor
  • Chandler, AZ
Replied Aug 8 2023, 17:14

@JT Thomson - I like using some of the local housing and jobs fakebook pages. Also I'm putting one in MLS as a Lease option with option fee, some risk with that as they could pull the trigger on the option but I've heard statistically 90% are never executed. Oxford House and Padsplit are other options for potentially doing room by room to push up rents, Oxford House is Sober Living but they don't like HOA.

Nathan Gesner's profile image
  • #5 All Forums Contributor
  • Real Estate Broker
  • from Cody, WY
  • Member since Apr 27, 2010

User Stats

24,712
Posts
36,738
Votes
Nathan Gesner's profile image
  • #5 All Forums Contributor
  • Real Estate Broker
  • from Cody, WY
  • Member since Apr 27, 2010
Nathan Gesner
  • Real Estate Broker
  • Cody, WY
36,738
Votes |
24,712
Posts
Nathan Gesner
  • Real Estate Broker
  • Cody, WY
ModeratorReplied Aug 9 2023, 06:47
Quote from @JT Thomson:

A medium-term rental is still a long-term rental. Someone made up a name so they could get subscribers to their YouTube channel and sell a book.

Treat MTR like a long-term rental. Market in the same places. Screen applicants. Take a deposit. Use a strong lease that complies with LTR laws. 

  • Property Manager Wyoming (#12599)

American West Realty & Management Logo
FlipSystem logo
FlipSystem
|
Sponsored
Learn From Our Team. Earn 100% of the Profits. Join our community of 500+ investors! Avg profit per flip: $14k, Avg effort per week: 4hrs
Doug Spence's profile image
Doug Spence
Pro Member
  • Investor
  • from San Diego, CA
  • Member since Aug 16, 2016

User Stats

1,241
Posts
962
Votes
Doug Spence's profile image
Doug Spence
Pro Member
  • Investor
  • from San Diego, CA
  • Member since Aug 16, 2016
Doug Spence
Pro Member
  • Investor
  • San Diego, CA
962
Votes |
1,241
Posts
Doug Spence
Pro Member
  • Investor
  • San Diego, CA
Replied Aug 9 2023, 08:12

@JT Thomson You could contact insurance placement companies as well. ALE Solutions is one, and I think they're a national company. 

Mason Weiss's profile image
  • Realtor
  • from Phoenix, AZ
  • Member since Aug 14, 2021

User Stats

300
Posts
153
Votes
Mason Weiss's profile image
  • Realtor
  • from Phoenix, AZ
  • Member since Aug 14, 2021
Mason Weiss
  • Realtor
  • Phoenix, AZ
153
Votes |
300
Posts
Mason Weiss
  • Realtor
  • Phoenix, AZ
Replied Aug 9 2023, 15:22

Hey @JT Thomson, I market one on Zillow where I get a majority of interest. If you want me to show you how I set it up shoot me a message. 

Weiss Realty Logo
JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023

User Stats

10
Posts
6
Votes
JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023
JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
6
Votes |
10
Posts
JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
Replied Aug 9 2023, 17:13
Quote from @Andrew McGuire:

@JT Thomson - I like using some of the local housing and jobs fakebook pages. Also I'm putting one in MLS as a Lease option with option fee, some risk with that as they could pull the trigger on the option but I've heard statistically 90% are never executed. Oxford House and Padsplit are other options for potentially doing room by room to push up rents, Oxford House is Sober Living but they don't like HOA.

Interesting. Thanks, I will look into that.
JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023

User Stats

10
Posts
6
Votes
JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023
JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
6
Votes |
10
Posts
JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
Replied Aug 9 2023, 17:13
Quote from @Doug Spence:

@JT Thomson You could contact insurance placement companies as well. ALE Solutions is one, and I think they're a national company. 


 Great recommendation. Thanks Doug!!!

Kate Howard's profile image
  • Investor
  • from Sarasota, FL
  • Member since Aug 7, 2023
  • Posts 7
  • Votes 5
  • Experience 12 Yrs
  • Investments 7

User Stats

7
Posts
5
Votes
Kate Howard's profile image
  • Investor
  • from Sarasota, FL
  • Member since Aug 7, 2023
  • Posts 7
  • Votes 5
  • Experience 12 Yrs
  • Investments 7
Kate Howard
  • Investor
  • Sarasota, FL
5
Votes |
7
Posts
Kate Howard
  • Investor
  • Sarasota, FL
Replied Aug 10 2023, 07:28

I would get professional photos taken and then post on Facebook marketplace as well as the others mentioned above.  I typically get thousands of clicks and hundreds of messages using this method. You can also join local FB rental groups and post the photos/terms in those groups.

Travis Bohling's profile image
Travis Bohling
Pro Member
  • Property Manager
  • from Gilbert, AZ
  • Member since Mar 5, 2011

User Stats

43
Posts
48
Votes
Travis Bohling's profile image
Travis Bohling
Pro Member
  • Property Manager
  • from Gilbert, AZ
  • Member since Mar 5, 2011
Travis Bohling
Pro Member
  • Property Manager
  • Gilbert, AZ
48
Votes |
43
Posts
Travis Bohling
Pro Member
  • Property Manager
  • Gilbert, AZ
Replied Aug 19 2023, 09:14

Zillow dominates the search volume by prospective tenants.

Andrew McGuire's profile image
  • Investor
  • from Chandler, AZ
  • Member since Jan 13, 2022

User Stats

152
Posts
115
Votes
Andrew McGuire's profile image
  • Investor
  • from Chandler, AZ
  • Member since Jan 13, 2022
Andrew McGuire
  • Investor
  • Chandler, AZ
115
Votes |
152
Posts
Andrew McGuire
  • Investor
  • Chandler, AZ
Replied Aug 19 2023, 09:52
Quote from @JT Thomson:

We have moved out of our 3bdr 2 bath house and now I would like to rent it. We left all of the furniture so it is ready to go. Unfortunately, my HOA does not permit STR. Lease minimum is 6 months. It is a 3 year old house valued at about $550k. I think my mortgage on it is around $3000 with HOA dues.

I would love some feedback on the best way to market this. I am planning on putting it on Furnish Finder but would like recommendations on other platforms. 

Thanks in advance for the advice.

JT


 MlS is good option for mid term now as well, I just listed first one using seasonal rents and it booked right away. 

JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023

User Stats

10
Posts
6
Votes
JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023
JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
6
Votes |
10
Posts
JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
Replied Aug 19 2023, 10:26
Quote from @Andrew McGuire:
Quote from @JT Thomson:

We have moved out of our 3bdr 2 bath house and now I would like to rent it. We left all of the furniture so it is ready to go. Unfortunately, my HOA does not permit STR. Lease minimum is 6 months. It is a 3 year old house valued at about $550k. I think my mortgage on it is around $3000 with HOA dues.

I would love some feedback on the best way to market this. I am planning on putting it on Furnish Finder but would like recommendations on other platforms. 

Thanks in advance for the advice.

JT


 MlS is good option for mid term now as well, I just listed first one using seasonal rents and it booked right away. 


 Thanks Andrew, what is MIS??

JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023

User Stats

10
Posts
6
Votes
JT Thomson's profile image
JT Thomson
Pro Member
  • Rental Property Investor
  • from Mesa, AZ
  • Member since Jan 8, 2023
JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
6
Votes |
10
Posts
JT Thomson
Pro Member
  • Rental Property Investor
  • Mesa, AZ
Replied Aug 19 2023, 15:03
Quote from @Travis Bohling:

Zillow dominates the search volume by prospective tenants.


 Thanks Travis! That was helpful. I just listed it there.

Matthew Masoud's profile image
Matthew Masoud
Pro Member

User Stats

314
Posts
324
Votes
Matthew Masoud's profile image
Matthew Masoud
Pro Member
Matthew Masoud
Pro Member
#4 BRRRR - Buy, Rehab, Rent, Refinance, Repeat Contributor
  • Investor
  • Dayton/Cincinnati/Columbus
324
Votes |
314
Posts
Matthew Masoud
Pro Member
#4 BRRRR - Buy, Rehab, Rent, Refinance, Repeat Contributor
  • Investor
  • Dayton/Cincinnati/Columbus
Replied Aug 19 2023, 15:29
Quote from @Nathan Gesner:
Quote from @JT Thomson:

A medium-term rental is still a long-term rental. Someone made up a name so they could get subscribers to their YouTube channel and sell a book.

Treat MTR like a long-term rental. Market in the same places. Screen applicants. Take a deposit. Use a strong lease that complies with LTR laws. 

Strongly disagree.

Yes your leasing, screening, and deposit is similar but marketing and operations are much closer to a hotel or STR than LTR.

Out of nearly 1,000 mid-term reservations this year across my portfolio, I have not gotten a single reservation from zillow, apartments.com, or craigslist.

Mid term rental guests are not looking at those sites. Furnish finder, booking.com, Airbnb and VRBO are your best bet for Mid-term.

You'll also want to have a direct booking site to build a relationship with insurance companies, hospitals, and travel agencies.

BiggerPockets logo
Find an Investor-Friendly Agent
|
BiggerPockets
Match with a top investor-friendly agent who can help you find, analyze, and close your next deal. Get started now!
Andrew McGuire's profile image
  • Investor
  • from Chandler, AZ
  • Member since Jan 13, 2022

User Stats

152
Posts
115
Votes
Andrew McGuire's profile image
  • Investor
  • from Chandler, AZ
  • Member since Jan 13, 2022
Andrew McGuire
  • Investor
  • Chandler, AZ
115
Votes |
152
Posts
Andrew McGuire
  • Investor
  • Chandler, AZ
Replied Aug 21 2023, 11:01
Quote from @JT Thomson:
Quote from @Andrew McGuire:
Quote from @JT Thomson:

We have moved out of our 3bdr 2 bath house and now I would like to rent it. We left all of the furniture so it is ready to go. Unfortunately, my HOA does not permit STR. Lease minimum is 6 months. It is a 3 year old house valued at about $550k. I think my mortgage on it is around $3000 with HOA dues.

I would love some feedback on the best way to market this. I am planning on putting it on Furnish Finder but would like recommendations on other platforms. 

Thanks in advance for the advice.

JT


 MlS is good option for mid term now as well, I just listed first one using seasonal rents and it booked right away. 


 Thanks Andrew, what is MIS??


Meant to put MLS, multiple listing service.

Arijana Lempke's profile image
  • New to Real Estate
  • from Naugatuck, CT
  • Member since Jan 4, 2024
  • Posts 4
  • Votes 0
  • Experience 0 Yrs
  • Investments 1

User Stats

4
Posts
0
Votes
Arijana Lempke's profile image
  • New to Real Estate
  • from Naugatuck, CT
  • Member since Jan 4, 2024
  • Posts 4
  • Votes 0
  • Experience 0 Yrs
  • Investments 1
Arijana Lempke
  • New to Real Estate
  • Naugatuck, CT
0
Votes |
4
Posts
Arijana Lempke
  • New to Real Estate
  • Naugatuck, CT
Replied Jan 5 2024, 07:50
Quote from @Matthew Masoud:
Quote from @Nathan Gesner:
Quote from @JT Thomson:

A medium-term rental is still a long-term rental. Someone made up a name so they could get subscribers to their YouTube channel and sell a book.

Treat MTR like a long-term rental. Market in the same places. Screen applicants. Take a deposit. Use a strong lease that complies with LTR laws. 

Strongly disagree.

Yes your leasing, screening, and deposit is similar but marketing and operations are much closer to a hotel or STR than LTR.

Out of nearly 1,000 mid-term reservations this year across my portfolio, I have not gotten a single reservation from zillow, apartments.com, or craigslist.

Mid term rental guests are not looking at those sites. Furnish finder, booking.com, Airbnb and VRBO are your best bet for Mid-term.

You'll also want to have a direct booking site to build a relationship with insurance companies, hospitals, and travel agencies.


 Do you mean build your own booking site or use like booking.com etc for this purpose. Also if you're reaching out to insurance companies/hospitals are you looking for contact info for them or how would you go about that?

Matthew Masoud's profile image
Matthew Masoud
Pro Member

User Stats

314
Posts
324
Votes
Matthew Masoud's profile image
Matthew Masoud
Pro Member
Matthew Masoud
Pro Member
#4 BRRRR - Buy, Rehab, Rent, Refinance, Repeat Contributor
  • Investor
  • Dayton/Cincinnati/Columbus
324
Votes |
314
Posts
Matthew Masoud
Pro Member
#4 BRRRR - Buy, Rehab, Rent, Refinance, Repeat Contributor
  • Investor
  • Dayton/Cincinnati/Columbus
Replied Jan 6 2024, 13:08
Quote from @Arijana Lempke:
Quote from @Matthew Masoud:
Quote from @Nathan Gesner:
Quote from @JT Thomson:

A medium-term rental is still a long-term rental. Someone made up a name so they could get subscribers to their YouTube channel and sell a book.

Treat MTR like a long-term rental. Market in the same places. Screen applicants. Take a deposit. Use a strong lease that complies with LTR laws. 

Strongly disagree.

Yes your leasing, screening, and deposit is similar but marketing and operations are much closer to a hotel or STR than LTR.

Out of nearly 1,000 mid-term reservations this year across my portfolio, I have not gotten a single reservation from zillow, apartments.com, or craigslist.

Mid term rental guests are not looking at those sites. Furnish finder, booking.com, Airbnb and VRBO are your best bet for Mid-term.

You'll also want to have a direct booking site to build a relationship with insurance companies, hospitals, and travel agencies.


 Do you mean build your own booking site or use like booking.com etc for this purpose. Also if you're reaching out to insurance companies/hospitals are you looking for contact info for them or how would you go about that?

 Yes we take direct bookings, you can check out that site at book.suprcap.com

I find local medical traveling agencies and tell them I provide housing. If you have 3-4 units in the market you can build a profitable relationship. Works with insurance companies as well.