Practical notes for self-managing landlords—portfolio structure, leasing workflow, applications, and listings—alongside finance guides.
Practical notes for self-managing landlords, delivered when a new post drops.
A practical decision memo for small landlords after property damage: when to call your agent, what to compare against the deductible, what documentation to gather, and when paying out of pocket may be the cleaner move.
Read articleEverything small landlords need to know about security deposits—from collection and accounting through deductions, disputes, and return. A comprehensive guide to doing it right.
Read articleA step-by-step guide to calculating your rental property depreciation deduction using ManorKeeper's calculator—including how to split land from building value and what the results mean for Schedule E.
Read articleUnderstanding which metrics matter when evaluating rental property returns—cash-on-cash return vs. cap rate, which inputs to trust, and where calculators make unrealistic assumptions.
Read articleRefinancing costs money upfront and saves money monthly. This calculator shows how long it takes to break even—and when refinancing doesn't make sense for landlords.
Read articleUnderstanding P&I vs. PITI when analyzing rental property acquisitions—what the mortgage payment calculator shows, what it doesn't, and how to use it as part of your purchase decision process.
Read articleTwo simple rules to estimate maintenance reserves—1% of property value or 50¢ per square foot—and how to decide which method fits your rental property planning.
Read articleA step-by-step guide to using the Buy vs. Keep vs. Sell Analyzer to compare holding your rental property versus selling it outright versus doing a 1031 exchange—with real numbers, tax implications, and a worked example.
Read articleA tenant who cannot pay on the due date needs a clear response, not a casual promise. Here is how small landlords can check the lease, decide whether to accept a short payment plan, document the agreement, and avoid turning one late rent month into a recurring problem.
Read articleA family buyer may be able to use a gift of equity instead of bringing the whole down payment in cash. Here is what that means for the lender, your sale proceeds, taxes, and the relationship.
Read articleWhen a neighbor wants to warn a buyer, seller, or agent about drainage, fences, easements, shared utilities, or another property issue, the safest path is documented facts, proper disclosures, and calm transaction management.
Read articleMoving, co-owning with family, or turning your old house into a rental can change whether you qualify for a homestead exemption. Here is how small landlords should think through occupancy, ownership, deadlines, and rental math before filing.
Read articleA practical way to size the cash reserve for one rental or a small portfolio, including repairs, vacancy, deductibles, and the mistakes that leave landlords using credit cards for predictable surprises.
Read articleWhen you sell a rental, buyers may ask for appliances, furniture, window treatments, smart-home gear, or staging items. Here is how small landlords can define what stays, what goes, and what belongs in the contract before a side issue becomes the whole negotiation.
Read articleA stale condo listing with seller financing can look like an opening for a small landlord. Before you make a low offer, separate the price from the financing terms, read the HOA documents, and underwrite the unit like a rental instead of a tired buyer.
Read articleIf your tenant wants to buy the rental and you want to avoid a full listing, the sale can be straightforward - but only if you treat it like a real transaction. Here is the checklist for price, contract, inspection, title, lender, and rent-until-close details.
Read articleIf an agent asks you to sign a buyer agreement before showing a potential rental property, that may be normal. The important part is understanding the commission, term, exclusivity, and how it affects your offer math before you tour.
Read articleA low offer is not automatically unserious. For small landlords buying another rental, the right response is to turn the number into a clear offer memo, understand your agent's pushback, and know when to escalate or change representation.
Read articleA deal memo for small landlords: how to judge a turnkey-ish duplex that appraises higher after purchase, what to tell the appraiser, and when a cash-out refinance is a real BRRRR versus just a higher-leverage rental.
Read articleWhen you need to move but can't sell your home—because of negative equity, a weak market, or timing—renting it out becomes the default option. Here's how to transition from homeowner to landlord without making expensive mistakes.
Read articleHow the IRS treats rental income as passive activity, what the $25,000 exception means for small landlords, and when losses are deductible against other income.
Read articleWhen you inherit a rental property with tenants in place, deciding whether to keep collecting rent or sell requires balancing cash flow, tax implications, emotional attachment, and your own financial goals.
Read articleWhat you need to know about notifying your insurance company and lender when converting an owner-occupied single-family home into a two-unit rental property—and why doing it right protects both your coverage and your loan.
Read articleHow depreciation recapture works when you sell a rental property, what tax rate applies, and strategies to defer or minimize the tax hit.
Read articleThe difference between repairs and capital improvements for tax purposes, how to classify common expenses, and what it means for your deductions.
Read articleHow to properly account for security deposits—why they're not income when received, how to handle deductions, and what the tax implications are.
Read articleEvery deductible expense category for rental property owners—from obvious costs like mortgage interest to commonly missed deductions like mileage and software.
Read articleYour sister wants to move into your former primary-turned-rental. You'd charge her roughly mortgage cost—not market rent—for peace of mind. Before you hand over keys, understand personal use, fair rental days, and what the IRS stops letting you deduct.
Read articleYour cousin insists you can't collect rent without forming a business. You're in Minnesota planning to self-manage one long-term rental. Here's what's actually required vs. what's optional—and why people confuse the two.
Read articleHow to set up and maintain simple books for your rental properties—separating deposits from income, tracking expenses by category, and making tax season straightforward.
Read articleA plain-English guide to Schedule E—what each expense line means, which deductions landlords commonly miss, and the record-keeping habits that make tax prep take an afternoon instead of a week.
Read articleYour tenant wants to buy. They don't have 3% down. Can you bump the price, gift the down payment, or use a family-style 'gift back' like mom did in 2020—and what does that mean for your next purchase?
Read article