MTR room by room arbitrage to mom and pop landlords

[David Choi]

Hello! Does anyone have any experience running an MTR arbitrage / Property management with properties that are listed for rent by mom and pop landlords?

If so, how do you propose your value add? Do you pitch it as a property management or as a sublet situation where you ensure monthly rent payments while you run your business through their property? Do you pay the upfront costs of furnishing, changing locks, etc?

Context: I just bought my first rental and I am running it as a room by room furnished rental. I'd like to expand to more properties so that I can establish a worthwhile management system (cleaning, turnovers, professional listing photos, aesthetic furnishing, etc) 

[Arman Ahmed]

@David Choi

Hey David, great approach! For small landlords, you can position yourself as a turnkey solution: you handle everything from furnishing, marketing, and turnover management, while guaranteeing their monthly rent. Many mom-and-pop owners love the hands-off approach, especially if you cover upfront costs like furniture and locks. In my experience running Midwest rentals, landlords respond really well to clear agreements and reliable cash flow—it builds trust fast and lets you scale efficiently.