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Property management · Atwater Village
Property management in Atwater Village, Los Angeles
Twelve years on the Eastside, 180+ doors under management, and a leasing team that lives within a mile of the reservoir. Honest fees, transparent reporting, and a vendor bench that knows the difference between a 1924 bungalow and a 2018 ADU.
- Average days-to-lease: 11 in Atwater Village last quarter
- Maintenance reply under 4 hours, weekdays
- Monthly statements in plain English, year-end 1099s
- RSO & AB-1482 compliance handled in-house
12 yrsManaging LA
180+Doors managed
< 4hMaint. reply
“Two of my four units re-leased in eight days each, both above asking. Their statements go straight to my CPA — I haven't touched a spreadsheet in three years.” — Rashida K., owner · 4 units in Atwater Village
Own elsewhere on the Eastside? We also manage in Silver Lake, Echo Park, Highland Park, and Mar Vista.
All owner services →12
Years in LA
180+
Doors under management
11d
Median list-to-lease
98%
Renewal rate
What's included
Full-service, in one fee.
Most owners hire us to handle everything. We don't believe in à-la-carte management — it leads to gaps and finger-pointing.
Tenant screening
Credit, income, eviction, and criminal — same criteria for every applicant. CA Fair Chance Act compliant.
Maintenance & vendors
Vetted plumbers, electricians, HVAC, painters, locksmiths. Real-time vendor dispatch through the owner portal.
Accounting & reporting
Monthly P&L statements, year-end 1099s, owner draws, security deposit accounting under CA law.
Eviction & compliance
3-day pay-or-quits, 60-day notices, RSO and AB-1482 caps. Attorney network for the rare full eviction.
Live owner portal
Every dollar in and out, every work order, every lease document — visible to you 24/7.
Why owners stay
A management firm that doesn't make you the help-desk.
Most LA management is built for either Class-A apartment buildings (where the firm runs as a small enterprise) or single-family rentals (where it's effectively a hobby). We sit in between, where most LA owners actually live: 1–25 doors, mostly small multifamily and detached homes, with the occasional ADU.
That means we're staffed for what those portfolios actually need — RSO bookkeeping, AB-1482 cap math, smaller-vendor relationships for tile and landscape and the seismic retrofits the city now requires. We're not running 800-unit buildings, so we don't have a 17-step process for every move-out.
The result is owners who renew with us year after year, refer their neighbors, and forward our monthly statements to their CPA without changing a cell.
Fees
What you pay, on one page.
No setup fees, no markups on maintenance, no separate "tech fee." If a number isn't here, it's not a number.
7%of monthly rent
Monthly management
Charged on rent collected, not rent due — so we eat vacancy with you.
50%of one month
Leasing fee
Charged once when a new lease signs. Renewals are free.
$0everything else
No add-ons
No setup fee, no maintenance markup, no inspection fee, no tech fee.
Owners on us
From the people who sign the W-9s.
I went from spending five hours a week on my fourplex to about fifteen minutes a month. The statements are clean enough I just forward them to my CPA.
R
Rashida Khan
4 units · Silver Lake
They handled my AB-1482 renewal math, posted the right notice, and didn't bug me about it. I just got a calendar item that said "renewal sent."
J
Jonah Reyes
9 units · Echo Park
I inherited the building from my dad and had no idea what I was doing. They walked me through everything and never made me feel small for asking.
A
Alma Bautista
6 units · Highland Park
FAQ
What owners ask first.
How quickly can you take over my property?
Most onboardings happen in 7–14 days. We collect leases, deposits, and prior accounting from your current manager, set up direct deposit for you, and notify residents of the change.
Do you handle RSO buildings?
Yes — about 60% of our portfolio is RSO-covered. We track allowable annual increases by unit, file required notices with LAHD, and keep your AGI registration current.
Do you mark up maintenance?
Never. You see vendor invoices at cost. We make our money on the management fee, not on tile.
Can I keep my favorite vendors?
Yes. We can dispatch your existing plumber, electrician, or handyman alongside our bench. We'll ask you to approve all non-emergency work over $500.
What about evictions?
We handle 3-day pay-or-quits and 60-day notices in-house. For full unlawful detainer cases, we coordinate with a tenant-defense-aware LA attorney we've worked with for years.
How do I get paid?
Direct deposit on the 10th, with the prior month's statement. You also get a real-time portal that shows everything on a 24-hour delay.
What is your home renting for?
Honest comps, walkthrough, and a number you can plan around.
Get my analysis →Have a quick question first?
Email or call. We're real people in an actual office on Sunset Blvd.
Contact us →