The questions we get asked.

Sign in to the resident portal and pay by bank transfer. In emergencies we can take a check.

Tell us before it's due. Seriously. If you let us know what's going on, we can almost always work something out — partial payments, a few extra days, a payment plan. We're humans, not scary.

The worst thing for everyone is silence followed by a late notice.

Sign in to the resident portal to report a repair. Include photos if you can. You'll get a confirmation immediately and a real reply from a person usually within an hour during business hours.

After hours, the request still lands — we'll see it first thing in the morning. But if it's an actual emergency (next question), call the number instead.

If you die, please call the local mortician (the cops too, if necessary).

Anything that's actively damaging the property, threatening safety, or making the unit uninhabitable. Specifically:

Gas smell · No heat in winter · No working toilet · Major water leak · Electrical issue · Fire or smoke · A lockout.

For all of these, call (937) 203-0868. For everything else, sign in to the resident portal.

Before your lease ends, we text and email you a renewal offer. You choose in your resident portal: review and sign a renewal lease, or stay month-to-month at your current rent.

We try not to raise rent. When we do, we'll explain why — usually it's because the owner's costs have actually gone up (taxes, insurance, that kind of thing).

If you don't want to renew, that's also fine. We just need 60 days written notice before your lease ends.

Within 30 days of moving out, by Ohio law. In practice, most people get theirs back within two weeks.

If we keep any of it, you'll get an itemized list with photos showing exactly what we used it for — never a vague "wear and tear" line.

Probably yes. Let us know what kind and we'll let you know ASAP

If approved, there's a small monthly pet rent. Service animals and emotional support animals are not pets and are never charged.

Apply online through the application form. It takes about 15 minutes. We try to give you a yes or no within 3 business days.

If you want to talk to someone before applying, Contact us. No obligation. Touring is the one thing that waits for an application — the next question explains why.

Because it keeps tours honest and fast for everyone. Units used to get shown dozens of times while serious renters waited for a slot. Now we tour with applicants only: pick your tour time, submit your application, and we review it quickly — usually the same business day — so you walk in already knowing where you stand.

One application and one fee covers every property we manage. If this unit isn't the one, your application follows you to the next — we never charge the fee twice.

No. Plenty of people are moving from out of state, or have seen everything they need in the photos. Once we've pre-approved you and you finish any leftover details, the link we text you lets you start screening without touring. The tour is an option, not a step you have to get through.

The application is still required either way, and touring stays open right up until you sign, so choosing to skip it now doesn't close the door.

Income (we count voucher payments as income), credit history (patterns, collections, past-due), rental and eviction history, and criminal records. We review the full file case by case — there isn't a hidden score cutoff. We're not looking for perfect, we're looking for someone who pays rent and treats the place well.

We say yes more often than the industry average. If you have a complicated history — criminal records, an eviction, a gap in employment, collections — tell us up front. We'd rather understand the situation than decide on a single number. Nobody likes surprises unless it's pizza or cake.

$69.00 per adult applicant, once. Pay at checkout and it's discounted to $39.00, or skip payment and pay $69.00 only after you're pre-approved. It covers screening after pre-approval — not when you pay, and not until you choose a home or we order it.

One application and one fee covers every property we manage — we never charge it twice, and your application moves with you if your first choice doesn't work out.

We look for stable income, about 2.5x rent is typical, and we're flexible from there.

Co-signers help. Savings count. So does a long history of paying rent on time. We'd rather understand your full picture than reject an application over a number that doesn't tell the whole story. Rejection sucks.

Almost all of our units allow cats and small dogs. Some allow larger dogs (Afghan Hounds are neat).

For pet-friendly units, expect a small monthly pet rent. Service animals and emotional support animals are not pets — they're never charged.

Three things, mostly.

One, we work for individual property owners, not corporate clients. So when something needs to happen, we just call the owner. Decisions don't get stuck in a regional manager's queue.

Two, we don't run a ticket system. We have a list of things that need to get done, and we do them. We answer fast because we want to get on with our day as much as you do. Median resolution is under 48 hours.

Three, we treat tenants like customers. Because they are. And treating customers bad is bad for business. The longer version is on our about page.

Absolutely not. We don't sell, share, or rent your personal information to anyone. We use it to manage your tenancy and that's the entire list.

The only exception: if you apply, we share what's needed with the screening provider, the same as any other application anywhere. After that, the report stays with us.

Full privacy policy here.

In Ohio: Dayton and Columbus specifically. Our buildings are scattered across most neighborhoods. We don't operate outside Ohio just yet.