UNLimited RE - Property Management

05/20/2026

The housing market has made some changes in the past few years so it is important to go about purchasing and managing them in the right way.

As we are getting into peak leasing season, we always recommend that a homeowner renew the lease with good tenants, even if it's slightly below market rate. The costs of a turnover (no rent during vacancy and additional costs from maintenance) are usually not worth the minimal increase they would have made per month at market rate.

And for new rental properties on the market right now, curb appeal and upkeep is especially important. Tenants want to have a sense of pride in their home.

The aggressive real estate sales and rental market of the post-pandemic era has cooled significantly, leaving many landlords and investors grappling with a reality that no longer mirrors the "gold rush" of recent years.

04/14/2026

Have you seen new BTR (Build-to-Rent) communities pop up in your area? New zoning laws are making it easier to build mini-BTRs - duplexes, triplexes and fourplexes, on lots previously reserved for single-family homes.

https://unlimitedreaz.com/the-mini-btr-revolution-solving-the-northern-arizona-housing-puzzle/

Instead of institutional giants building 300-unit blocks, local investors are now looking for infill lots to build 2-to-4-unit "cottage clusters" that mirror the neighborhood's aesthetic while tripling the density.

03/31/2026

Having clear, thorough tenant qualifications does two things:

• Protects the homeowner from having a tenant who is unable to fulfill the obligations of the lease (ie pay rent on time)

• Protects the homeowner and property manager from possible discrimination charges.

The Fair Housing Act prohibits landlords from discrimination based on race, color, religion, s*x, national origin, familial status, or disability.

When applications are all processed using the same specific criteria, with no exceptions, it ensures that the landlord is protected from allegations that one party was given preference or was discriminated against because of these classes.

Unlimited RE Makes the Decision of Residency Approval Based on Our Defined Criteria. Have a Look to Find Out.

03/27/2026

It's important to think of your rental property as a business. Don't lose money by relying on a property manager without the experience, systems, and processes needed to protect you and make the most of your investment.

In the high-stakes world of real estate, "convenience" and "connections" are poor substitutes for competence.

02/19/2026

It's a good idea for real estate agents to have a Property Manager in their tool belt to:

• provide rental analyzes for clients' potential investment properties

• provide advice on renovations and updates to newly purchased rental properties

• ask questions about the process of hiring a property manager

02/04/2026

This week we were asked by a potential client what we suggest they do, as they design and build a new house to use as a rental property, to make it easy to rent out and easy to manage... and these were the tips we provided:

Here are some ways to build a rental that will be easy to rent and manage:
• Tile, laminate or vinyl flooring is best (carpet can get worn out and start accumulating smells after one tenant and will have to be replaced every few years)
• Lightweight fabric window shades, 2" blinds, or strong curtain rods (but no curtains) are best for durability
• Granite or quartzite counters are the most durable
• Solid sliding closet doors are more durable than bi-folds
• Low-maintenance minimal xeriscaping is best, with trees away from the house. The javelina like to eat the prickly pear cactus so I don't recommend using them or any kind of plant that is edible and will attract wildlife.
• I don't recommend high-end appliances unless they have a really good warranty, especially for washers & dryers as they will get a lot of use
• It is best to keep the design and features as minimal and simple as possible while still looking aesthetically pleasing.
• Adequate lighting (inside and out) and modern fixtures help add a luxurious feel without a lot of extra expense

Ways to make it highly marketable:
• Location and views
• Open, split floor plan and high ceilings give it a higher-end feel without a ton of extra cost
• Electric or gas fireplace adds a touch of luxury without a lot of extra cost
• Fenced yard - I definitely recommend allowing pets, even though it can seem risky, because it will rent MUCH more quickly and the tenants pay extra pet rent and any damage will be deducted from their security deposit

I would NOT splurge on:
• Pool or hot tub
• High energy-efficiency upgrades
• Solar if it doesn't already have it (the tenants pay the utility costs anyway)

Any other suggestions you would add to the list?

02/02/2026

Unlocking the Deal: A Real Estate Agent's Guide to Creative Financing for Investors
https://unlimitedreaz.com/unlocking-the-deal-an-agents-guide-to-creative-financing-for-investors/

When traditional financing is off the table, shift the conversation from "What is the price?" to "What are the terms?"

01/21/2026

$2,800 / 3 br / 2.0 ba / 2098 sqft
"Beautiful 3-Bed Oasis on a large lot in Granite Oaks – 2,098 Sq Ft of Comfort!" APPLY: https://app.tenantturner.com/qualify/8407-n-live-oak-dr?p=Company

Admire the serene beauty of your new home at 8407 N Live Oak Dr, nestled in the tranquil surroundings of Granite Oaks. This inviting 3-bedroom, 2-bath sanctuary offers 2,098 square feet of spacious living, perfect for relaxation and entertaining. Step inside to discover a harmonious blend of comfort and style, where each room is bathed in natural light, creating a warm and welcoming atmosphere. The expansive living areas provide ample space for creating cherished memories with family and friends. Imagine preparing meals in a kitchen designed for both functionality and flair, ready to inspire your culinary adventures. Retreat to the generous bedrooms, offering a peaceful haven for rest and rejuvenation after a day of exploring the great outdoors. The two full baths are thoughtfully designed to provide convenience and luxury for daily routines. Envision unwinding on a tranquil evening, surrounded by the natural beauty unique to Prescott. This exceptional property promises a lifestyle of comfort and tranquility, offering a perfect blend of privacy and community. Discover the charm and character of 8407 N Live Oak Dr, where every day feels like a getaway.

Professionally managed by UNLimited RE of Arizona. Please schedule an appointment at UNLimitedreAZ.com before completing your application.

01/16/2026

Living in an HOA community can sometimes be a challenge, but it can also be a really positive experience for tenants! These neighborhoods are designed to stay clean, safe, and enjoyable for everyone, so when everyone follows the same guidelines, it creates a calmer, more pleasant place to call home—and tenants get to enjoy the benefits just as much as homeowners do.

As a tenant, being aware of and following HOA rules is a simple way to be a great neighbor and avoid surprises. Even though the homeowner is the official HOA member, tenants are still expected to follow community guidelines around things like noise, pets, trash, parking, and outdoor spaces. Taking a few minutes to review the rules and asking questions if something isn’t clear can go a long way. It helps keep things stress-free, builds good relationships, and ensures your time in the community is comfortable and enjoyable for everyone. 😊

01/06/2026

The investor-focused rental real estate market in Northern Arizona—covering Coconino (Flagstaff, Sedona), Yavapai (Prescott), and Mohave (Lake Havasu City) counties—is entering a key period of stabilization in 2026. After years of rapid growth, late 2025 marked a significant turning point, with rent increases softening and, in some main segments, slight declines seen. For investors, 2026 will be characterized by slower rent growth, rising tenant selectivity, and the crucial impact of mortgage rate changes.

The investor-focused rental real estate market in Northern Arizona—covering Coconino (Flagstaff, Sedona), Yavapai (Prescott), and Mohave (Lake Havasu City) counties—is entering a key period of stabilization in 2026. After years of rapid growth, late 2025 marked a significant turning point, with ...