Accounting you can actually read
Monthly owner statements with every receipt attached, year-end 1099s, and a portal that shows income, expenses and open work orders in real time.
Residential & small commercial
Your property, run like a business. Without you running it.
L & D handles leasing, rent collection, maintenance and the books. Owners get a clean statement every month. Residents get a manager who answers.
Sample owner portal
Rent collected
Sep 2026 · 3 units$4,925
▲ 100% of scheduled rent, on time
100%Occupancy
3/3Rents paid
$4,346Your payout
Work order #1042
Kitchen faucet leak, Unit 2Plumber scheduled Thu, 10 am
$4,346.00Deposited to your bank · Oct 8
21 daysAverage time to lease a vacant unit
1 hourResponse time on emergency repairs
10thOwner payouts land by this day each month
$0Setup fees or maintenance markup
What we handle
Full-service management, one point of contact.
Every property gets a dedicated manager who knows the building, the residents and your goals. You approve the big decisions. We take care of everything else.
Tenant screening
Every applicant, checked the same way.
- Credit and eviction history
- Income verified at 3× rent
- Prior landlord references
Leasing & marketing
Market rent analysis, professional photos, showings, and listings on the major rental sites.
Rent collection
Online payments and autopay, late fees enforced per your lease, and direct deposit to you each month.
Maintenance & inspections
24/7 emergency line, licensed vendors, photo condition reports, and your approval over a limit you set.
What we manage
Built for owners with 1 to 100 doors.
From a single rental home to a portfolio of multifamily buildings, the service and the reporting stay the same.
1 DOOR
Single-family homes
Houses and townhomes, including owners who've moved away.
2–4 DOORS
Multi-family
Duplexes, triple-deckers and fourplexes, owner-occupied or not.
5+ DOORS
Apartment buildings
Common areas, vendors and staff, coordinated in one place.
HOA
Condo associations
Budgets, reserves, board meetings and owner communication.
How it works
From first call to first payout in about 30 days.
Hiring a manager for the first time or switching from another one, we do the setup and transfer existing leases and deposits for you.
01Day 1
Rental analysis
We walk the property and price it against comparable rentals nearby. Free, no commitment.
02Days 2–7
Onboarding
Sign the agreement, connect your bank account, and hand over keys and current leases.
03Days 7–28
Lease up
Make-ready, listing, showings and screening until the right resident signs.
04Every month
Paid on time
Rent in, repairs handled, statement out, payout in your account by the 10th.
Pricing
Simple fees. Paid only when rent comes in.
No setup fees and no markup on repairs. If a unit sits vacant, you don't pay a management fee for it.
Monthly managementOf rent collected, per unit8%
Leasing feeWhen we place a new resident½ month
Lease renewalRent review and new lease paperwork$150
Setup & onboardingAccount, portal and lease transfer$0
Maintenance markupYou pay the vendor's invoice, nothing added$0
Payout estimator
See what you'd take home each month
Gross rent$4,950
Management fee$396
Estimated monthly payout, before repairs$4,554
Assumes full occupancy at the 8% monthly rate. Your rental analysis gives an exact figure.
For residents
Pay rent, request repairs, and reach us from your phone.
One portal for everything about your home, and a real person who calls back.
Pay rent online Card, bank or autopay
Submit a work order Photos, tracked to done
Emergency maintenance Answered 24/7
Lease & documents Always on file
Unit 2 · Resident portalSample
Rent due Oct 1$1,575.00
Kitchen faucet leak Scheduled
September rent Paid
Lease renewal offer Ready to sign
Questions
What owners ask before signing.
Don't see your question? Send it with the form below and we'll answer within one business day.
How long is the management agreement?
Twelve months, with a 30-day cancellation notice after the first 90 days. There's no cancellation fee, and you keep your residents and their leases.
Who approves repairs?
You set a spending limit, commonly $300. Routine repairs under it are handled right away. Anything over it waits for your approval, except emergencies that threaten safety or the property.
When do I get paid?
Rent collected by the 5th is deposited to your bank account by the 10th, along with a statement showing every charge and receipt.
Can you take over a property that already has tenants?
Yes. We transfer the existing leases and security deposits, introduce ourselves to the residents, and set them up on the portal.
What happens if a tenant stops paying?
We follow up on day one of the grace period, enforce late fees per the lease, and if needed manage the notice and eviction process with a local attorney, keeping you informed at each step.
Find out what your property should rent for.
Free rental analysis with comparable rents nearby and a management proposal. No commitment.
Talk to us
Tell us about your property.
We'll reply within one business day with a rent estimate and a management proposal.
Office hoursMon–Fri, 9:00 am – 5:30 pm
Emergency maintenance24 hours, 7 days a week
Phone and emailAdd your office contact details here