Manor Keeper
Pro PM
Notes for property managers running Harbor-size portfolios, plus the operations and finance archive.
New posts for property managers, delivered when a post drops.
You wanted to sell. The offers aren't there. Compare renting the house versus selling at a discount — carrying costs, vacancy, tax timing — without treating renting as a victory lap.
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 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 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 articleSome location features are discounts, some are premiums, and some are both depending on the tenant. A field-check guide for small landlords evaluating roads, trains, waterways, golf courses, and other high-traffic neighbors before making an offer.
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 articleA house that appears to sell and then returns to market a few days later can be a data glitch, a failed deal, a fast resale, or a warning sign. Here is how small landlords should investigate before making an offer.
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 dim unit can still be a good rental, but only if the rent, tenant profile, legal use, and exit value all reflect the trade-off. Here's how small landlords should evaluate low-light bedrooms before making an offer.
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 articleA listing that calls a property four bedrooms when you only see three can distort comps, online estimates, rent assumptions, and resale expectations. Here's how small landlords should verify the count before making an offer.
Read articleCan't sell at the price you need? How first-time landlords convert a stuck house into a rental — insurance, screening, books, and a decision date — without treating it like a victory lap.
Read articleYou inherited a house — with tenants or empty. Decide rent vs sell using cash flow, the step-up in basis, and whether you actually want the job. Not tax advice.
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