All Forum Posts by: Enrique Jevons

Every month your property sits empty is money directly lost from your cashflow. But vacancy is not inevitable. With strong property management, it can be significantly reduced while maximizing profitability

1. Effective Marketing from Day One

Long vacancies often start with weak advertising

• Professional photos and virtual tours make your listing stand out

• Posting on multiple platforms increases exposure

• Honest, attractive copywriting generates more quality leads

With a proven marketing system, days on market are cut because prospects arrive faster.

2. Fast Screening and Application Processes

Delays in responding, showing, and evaluating applications can add weeks of vacancy

• Online application software speeds up the review process

• Clear screening policies (rental history, income, credit, background)

• Quick, professional communication keeps prospects engaged

An approved tenant in days instead of weeks means more consistent cashflow.

3. Retaining Quality Tenants

Reducing vacancy isn’t just about filling units, it’s about keeping good tenants happy

• Fast response to maintenance requests

• Clear communication of rules and expectations

• Small incentives at renewal (fresh paint, minor upgrades)

A tenant who stays saves turnover costs, extensive repairs, and new marketing expenses.

4. Preventive Maintenance = Fewer Surprises

Neglecting maintenance leads to complaints, frustration, and eventually, move-outs

• Regular inspections

• Fixing small issues before they become costly

• Preserving long-term property value

This not only improves the tenant experience but also reduces unexpected vacancies.

5. Clear Financials for the Investor

A good property manager doesn’t just keep the unit occupied, they help you plan for future cashflow:

• Transparent, real-time reporting

• Income and expense projections

• Market-based rent increase strategies, not guesswork

Professional management protects your investment, reduces downtime, and maximizes long-term returns.

Self-managing sounds like a smart way to save money, but things can go wrong quickly without the right systems or knowledge in place.

Here are 6 common (and costly) mistakes I see over and over from DIY landlords:

1. Underestimating the Time Commitment

It’s not just collecting rent. It’s midnight maintenance calls, late payments, inspections, and lease renewals. If you have a full-time job or live far from your property, self-managing can turn into a second job.

Pro tip: If you’re constantly behind, it may be time to outsource.

2. Poor Tenant Screening

A bad tenant can cost you more than a vacancy. Rushing to fill a unit or relying on gut feeling leads to missed rent, property damage, and evictions. Always run background checks, verify income, and call previous landlords.

3. Lack of Documentation

Verbal agreements and casual texts won’t protect you in court. You need a paper trail: leases, maintenance requests, rent receipts, everything. If it’s not documented, it didn’t happen.

4. Delaying Maintenance

Ignoring small issues can snowball fast. That leaky faucet? It might turn into water damage that ruins floors, walls, and your cash flow. Schedule preventive maintenance, and fix small problems early.

5. Not Knowing Local Laws

Tenant protections, eviction timelines, and rent control laws vary by city. One mistake, even with good intentions, can result in serious penalties. If you’re unsure, consult a local property manager or attorney.

6. Letting Emotions Run the Business

This is a business, not a friendship. Being too lenient or emotionally attached to tenants can lead to late rent, extended vacancies, and blurred boundaries. Be fair, but firm. Let policies, not feelings, guide your decisions.

You can self-manage, but it requires time, systems, and a business mindset. If any of these mistakes sound familiar, ask yourself:

Is my time better spent managing tenants or growing my portfolio?

As real estate investors, we often focus on the numbers: cash flow, operating expenses, property appreciation. But one factor that has a direct impact on profitability often gets overlooked, communication with tenants.

1. Builds Trust and Long-Term Relationships

Clear and professional communication builds trust. When tenants know their landlord or property manager responds promptly and fairly, they’re more likely to renew leases and take better care of the property.

2. Reduces Turnover (and Turnover Costs)

Every vacancy comes with costs, lost rent, marketing, repairs, and cleaning. By maintaining open communication and resolving issues early, you keep tenants happy and reduce costly turnover.

3. Prevents Legal Disputes

Many landlord-tenant conflicts stem from miscommunication. Keeping conversations documented and transparent helps resolve disagreements quickly, minimizing legal risks.

4. Improves Maintenance Reporting

Tenants are the first to notice problems. If they feel comfortable communicating, they’ll report issues right away, allowing you to handle small repairs before they become expensive emergencies.

5. Boosts Your Reputation as a Landlord

In today’s rental market, reputation matters. Landlords who communicate with empathy and professionalism earn positive reviews and referrals, attracting stronger tenants in the future.

Owning a rental property is one of the most reliable ways to build long-term wealth and generate consistent monthly cash flow. But here's the big question: How do you get tenants to stay longer than 12 months?

The answer lies in adding value through periodic upgrades, and one of the most effective areas to start is the kitchen. A modern, functional kitchen can instantly elevate your property's appeal and improve tenant satisfaction.

Why Start With the Kitchen?

The kitchen is often the focal point of a home. It’s where people gather, cook, and connect. Improving it can set your property apart in a competitive rental market and give tenants a reason to renew their lease. Here are 7 practical tips to make the most of your kitchen remodel without overspending:

Tip 1: Start With a Game Plan

Not every kitchen needs a full gut renovation. Inspect each component and decide what truly needs replacing. For example, refinishing or painting cabinets could save you $3,000 or more versus a full replacement.

Tip 2: Take Advantage of Holiday Sales

Major retailers often offer deep discounts on appliances, countertops, and hardware around holidays like Memorial Day, Labor Day, and Black Friday. Time your renovation accordingly, and you could cut your budget by thousands.

Tip 3: Shop at Outlet Stores

Save big by sourcing materials from outlet stores or salvage centers like Habitat for Humanity’s ReStore. You can also find great deals on Craigslist and Facebook Marketplace for cabinets, faucets, and tiles.

Tip 4: Add Shelving to Existing Cabinets

Tenants love organized kitchens. If your cabinets don’t have interior shelves, add adjustable ones to improve functionality and storage without replacing the entire unit.

Tip 5: Don’t Skip the Backsplash

Installing a simple backsplash can add a modern, polished look for under $100. It's a quick DIY upgrade that makes a big visual impact.

Tip 6: Use Vinyl Flooring

Vinyl is affordable, waterproof, and stands up well to tenant wear-and-tear. It’s also easy to install and maintain, making it ideal for rental units.

Tip 7: Stick With Neutral Paint Colors

Fresh paint goes a long way in making a kitchen feel new. Stick to neutral, widely appealing tones like Benjamin Moore’s Harbor Gray (AC-25) to attract a broader range of tenants and keep things timeless.

Renovating your rental property's kitchen doesn't have to break the bank. Smart, budget-conscious upgrades can increase tenant satisfaction, reduce vacancy, and boost your ROI, all while keeping your property in top shape.

The real estate landscape has changed. It is no longer just about yard signs, open houses, or MLS listings. Today, social media is one of the most powerful tools real estate investors and property managers have. If you are not leveraging it, you may be missing out on valuable connections and opportunities.

1. Visibility Equals Opportunity

Social media allows you to build brand visibility and trust at scale. Whether you are showcasing a recently renovated property, sharing behind-the-scenes content, or offering market insights, every post contributes to your online presence. People tend to do business with those they know, like, and trust, and social media is an effective way to establish that relationship.

2. Lead Generation and Tenant Acquisition

Social media delivers tangible results:

- Potential buyers, sellers, or investors often initiate contact through direct messages

- Platforms like Instagram and Facebook can be especially effective for reaching local renters

- Engaged followers and fellow professionals can refer others to your services through tags and comments

- The next client or tenant might already be following you. The key is to give them a reason to reach out

3. Education Over Advertising

The most effective real estate accounts go beyond just posting listings. They provide educational content, tell stories, and offer transparency. For example, sharing how you improved cash flow on a property or navigated a challenging renovation builds credibility and attracts serious collaborators.

4. Building Community and Trust

Sharing consistent and authentic content helps establish trust and strengthen relationships. It humanizes your business and demonstrates your role as a knowledgeable, reliable resource in the real estate world. This kind of visibility is essential in an industry built on personal connections.

When it comes to rentals, many landlords focus on updating the kitchen, but the bathroom is just as important. A clean, modern bathroom helps attract good tenants and can reduce future maintenance problems. Take a good look at the bathroom. Sometimes, a few small upgrades are enough to freshen it up without doing a full remodel.

Here are 6 smart, budget-friendly tips:

1️⃣ Add Shelves:
Extra shelving gives tenants more storage and makes even small bathrooms feel more spacious. Simple wall shelves or over-the-toilet cabinets are affordable and easy to install

2️⃣ Replace the Toilet:
If your toilet is over 10 years old or not a water-saving model, replace it. Newer toilets use less water, lower utility costs, and have fewer issues, saving you time and money

3️⃣ Paint the Bathroom:
A fresh coat of paint instantly makes a bathroom look cleaner. Use high-quality, mold- and mildew-resistant paint with a moisture-blocking primer so it lasts longer

4️⃣ Upgrade Showerhead and Faucet:
Old fixtures can leak and lead to tenant complaints. Swapping them for new, efficient models is a quick update that looks good and works better

5️⃣ Refinish Cabinets:
Instead of replacing cabinets, refinish or repaint them. It’s a cost-effective way to refresh the look and add years of life to your bathroom storage

6️⃣ Improve the Flooring:
Don’t forget the floors. If the flooring is old or damaged, replace it with durable, water-resistant options like vinyl plank or tile. It makes the whole room feel newer and cleaner

Keep It Simple
These small upgrades can make a big difference. A well-kept bathroom means happier tenants, fewer repair calls, and a better return on your investment.

While interior upgrades are often a top priority for landlords, the exterior of your rental property is just as critical, if not more so, when it comes to attracting quality tenants. Curb appeal sets the first impression, and in today’s competitive rental market, first impressions can be the deciding factor for prospective renters.

Below are practical, results-driven landscaping tips to enhance the look of your income property and boost tenant appeal.

1. Start with a Clear Assessment

Before making any changes, take a step back and objectively evaluate the current condition of your property’s exterior. Walk the perimeter and identify what needs improvement, from overgrown shrubs to worn-out pathways. Document everything and develop a detailed plan before diving into any upgrades.

2. Clean Up and Clear Out

A full landscaping renovation should always begin with a cleanup. Remove trash, debris, dead branches, and any plants that are beyond saving. A clean slate allows you to visualize improvements more effectively and makes your upgrades more impactful.

3. Prioritize the Lawn

A patchy, brown lawn can be an instant turnoff. If your property has visible lawn damage, remove and replace those sections with fresh sod. For properties without an existing lawn, installing a modest green area with a bench or seating can create a welcoming outdoor space that tenants value.

4. Automate with Irrigation

Manual watering is rarely sustainable for tenants or property owners. Installing a sprinkler system with a programmable timer and drip irrigation for flower beds ensures that your landscaping stays healthy without relying on tenant upkeep. This not only preserves your investment but also improves tenant satisfaction.

5. Choose Seasonal, Low-Maintenance Plants

Opt for plants that are well-suited to the current season and your local climate. Drought-tolerant and native plants often require less maintenance and water, reducing long-term costs while maintaining visual appeal.

6. Don’t Forget the Long-Term: Hire a Property Manager

Beautiful landscaping can quickly deteriorate without regular care. Partnering with a property management company ensures consistent upkeep, seasonal planting, and proper irrigation checks. This helps you preserve curb appeal and retain high-quality tenants.

Why It Matters

Strategic landscaping upgrades do more than just beautify your property. They signal to potential tenants that the owner cares about upkeep and quality. In return, you're more likely to attract tenants who share the same mindset.

Summer is here, and with it comes increased demand on your air conditioning system. To ensure your home stays cool and comfortable throughout the hottest months, it’s important to verify that your A/C is running efficiently. Proactive seasonal maintenance not only improves performance but also helps avoid costly breakdowns during peak usage. Here are practical steps to get your system ready for the summer ahead:

Understand Your System's Capacity

Most air conditioners are designed to cool your home to approximately 20 degrees below the outdoor temperature. For example, if it’s 100°F outside, the system can reasonably cool your interior to around 80°F.

Consistent Usage Helps Performance

Rather than turning off your A/C while away and blasting it when you return, it’s more effective to keep it running at a moderate temperature throughout the day. This prevents the unit from overworking to compensate for accumulated heat.

Essential Maintenance Tasks

- Check Thermostat Batteries: Weak or dead batteries can prevent your system from operating correctly

- Clear Air Vents: Remove any covers and ensure vents are not blocked by furniture or other obstructions

- Replace the Air Filter: A clogged filter drastically reduces efficiency. Replace it with the correct size refer to the existing filter for specifications or bring it with you to the store

- Test the System: Run your A/C before the first heat wave hits to catch any issues early

Troubleshooting Common Issues

- System Won’t Turn On: Try resetting the circuit breaker and any GFCI outlets before assuming the unit is faulty

- Blowing Warm Air: This could indicate low refrigerant (Freon) levels, though remember the 20-degree cooling limit when evaluating performance

Report Issues Promptly

If you experience any problems, notify your property management team as soon as possible. HVAC technicians are in high demand during the summer, so early reporting increases the chance of prompt resolution.

Noisy neighbors can be a major challenge for both renters and landlords. Whether you’re losing sleep or receiving tenant complaints, it’s important to address the issue calmly and effectively.

Here are a few steps that can help:

- Talk to Your Neighbors
Start with a respectful conversation. Many people don’t realize they’re being loud. Approach them when you're calm and explain how the noise affects you.

- Document the Disturbance
Keep a simple log of when the noise occurs. This can be useful if you need to take further steps.

- File a Noise Complaint
If the problem continues, check your local noise ordinances. You may be able to file a complaint with local authorities or a noise control office.

- Involve the Landlord
Landlords are responsible for ensuring quiet enjoyment for tenants. If you're a tenant, notify your landlord. If you're the landlord, take action to resolve complaints quickly.

- Consider Soundproofing
If the issue can't be resolved directly, solutions like heavy curtains, rugs, or white noise machines can help reduce the impact.

Noise issues can often be resolved with patience and good communication. Addressing them early helps maintain a positive rental environment for everyone.

Many landlords focus on either interior or exterior lighting, but updating both is key to creating a consistent, modern, and safe rental property. A full lighting upgrade improves curb appeal, enhances tenant comfort, and signals a well-maintained home.

Interior Lighting Tips:

- Replace outdated fixtures: Swap out 1970s-style lights for modern pendants or flush mounts

- Add ambient lighting: Brighten dim areas with soft, even lighting

- Incorporate task lighting: Install under-cabinet lights, closet lights, or reading lamps for added functionality

Exterior Lighting Tips:

- Clean or update fixtures: Sometimes a deep clean is enough. If not, install updated, weather-resistant models

- Light up walkways: Boost safety and visual appeal with path lighting

- Use accent lighting: Highlight landscaping and improve nighttime visibility

Replacing interior and exterior lighting is a simple upgrade that not only boosts your property's appeal but also directly impacts tenant satisfaction and retention.