Frequently Asked Questions
Understanding Real Estate Investment
What's the difference between residential and commercial real estate investing?
The difference comes down to your investment goals, strategies, and experience. All real estate depends on location, jobs, and the local economy, but the right path depends on your focus and whether you’ll be the operating principal responsible for the investment’s performance.
What is a cap rate, and how do I calculate it?
The capitalization rate measures a property’s net operating income against its purchase price. The formula: NOI divided by property value equals cap rate. It’s a quick way to compare the return potential of different properties.
What is cash-on-cash return?
Cash-on-cash return measures the annual pre-tax cash flow an investment generates relative to the cash you initially invested. It tells you how hard your actual dollars are working, separate from appreciation or loan paydown.
What is a cap rate, and how do I calculate it?
Market volatility, liquidity constraints, unexpected maintenance costs, and vacancy are the main ones. We mitigate these through thorough due diligence and conservative financial modeling before any acquisition.
How do I know whether to hold, refinance, or sell a property?
Each option has its moment. We can run a hold-versus-sell analysis to see if it’s time to reallocate capital; analyze your loan-to-value ratio and current rates to see whether refinancing might let you pull equity; or provide a Broker Opinion of Value based on recent comparable sales and NOI if you’re leaning toward an exit.
How can I stay informed about new investment opportunities?
We host regular investor calls and webinars, with email invitations sent ahead of each one. Reach out to get on the list, and we’ll also flag opportunities that match your specific criteria as they come up.
Working With Us as a Property Owner
What's your management fee structure?
Fees range from 5% to 10%, with flat-rate programs also available. We offer tiers with different benefits, from marketing-only services to full-service management, so the structure matches what your property actually needs.
Will you manage a property I bought through another brokerage?
Yes. Our main request is that we build the relationship early: ideally, we’re involved in the property valuation and the marketing strategy before you purchase. We’re also happy to work alongside the real estate professional you already trust.
How often will I receive financial reports?
New reports are posted monthly, and all past reports remain available in your online portal 24/7, 365 days a year. Signed lease agreements live there too, ready for download anytime.
What do you provide at tax time?
Your 1099 and year-end consolidated statement are uploaded to your portal by January 31st each year. Need historical financials for a specific period? Just ask, and we’ll pull them for you.
How do you handle lease renewals?
We start the renewal conversation with tenants 90 days before the lease ends and keep you updated on their intent, so you’re never surprised by a move-out. If a rent adjustment makes sense, we back it with current market comp data.
What's your plan when my property sits vacant?
Our marketing strategy combines broad digital syndication, professional photography, and active lead follow-up. If application volume is low, we review the price point and property condition against current market comps and adjust accordingly.
Do you handle evictions?
Yes. If an eviction becomes necessary, we manage the legal process through counsel and provide you with regular status updates until it’s resolved.
Can I visit my property?
Of course, it’s yours. Just give us at least 48 hours’ notice so we can provide proper legal notice to the tenants, and we’ll coordinate the visit.
What happens when a major maintenance issue comes up?
For significant repairs or capital expenditures, you’ll receive a detailed report, cost estimates from multiple bids, and a remediation plan before work begins. For improvement projects, we include an ROI analysis so you can see how the spend affects your asset’s value.
Leases, Deposits, and Tenant Policies
Is there an application fee?
Yes, a non-refundable fee applies per adult applicant. It covers the cost of the background and credit screening.
How much is the security deposit?
Generally, one month’s rent, though it may be higher based on credit history or specific property requirements.
What if I disagree with deductions from my security deposit?
Submit your dispute in writing to our office within 10 days of receiving your statement, along with any supporting photos or documentation, and we’ll review it.
Are utilities included in the rent?
That depends on the lease. In most residential cases, tenants handle electricity and water. Commercial leases vary between full-service and triple-net structures.
What is your standard lease term?
Twelve months, though shorter or longer terms are occasionally available depending on the owner’s preference and property type.
Can I make changes to the property, like installing fixtures or equipment?
Possibly. Submit a detailed request through your portal, and we’ll review it case by case. Commercial tenants requesting signage, tenant improvements, or expansion into adjacent space should email info@resoluterdm.com so we can connect you with your assigned representative.
What if I'm struggling to pay rent on time?
Talk to us before the due date passes. Payment plans are reviewed case by case, and your property manager can walk you through the options for your specific situation.
How do I renew my lease?
Submit a written request through your online portal or by email to info@resoluterdm.com, and we’ll take it from there.
The Buying and Selling Process
I'm under contract. What happens now?
You move into the due diligence phase: scheduling inspections, finalizing your mortgage application, and providing requested documents to the title company. Inspections typically happen within 7 to 10 days of the contract date, and we coordinate access with the seller’s agent.
How do I evaluate an offer on my home?
We prepare a Seller’s Net Sheet showing exactly how much you’d walk away with after all costs for that specific offer, then compare it against market expectations to help you accept, reject, or counter with confidence.
The buyer is asking for repairs. Do I have to agree?
No. You can agree to all, some, or none of the requests. Health and safety items usually warrant attention, whereas cosmetic requests are rarely necessary. In many cases, offering a closing cost credit instead of making repairs yourself is simpler for everyone.
What if the appraisal comes in low?
We work with the other agent to find a path forward, whether that means the buyer bringing additional cash, meeting in the middle on price, or restructuring the deal. Low appraisals happen, and they’re negotiable more often than people think.
What if my financing falls through before closing?
Tell your lender and us immediately if your financial situation changes. We’ll review your financing contingency to see how to protect your earnest money and evaluate your options, including whether switching lenders makes sense.
Can the closing date be extended?
Yes. Delays from loan processing or repairs happen occasionally, and a formal extension signed by both parties keeps the contract valid. We handle the paperwork and negotiate the new timeline.
What if something is wrong at the final walkthrough?
We contact the listing agent immediately to negotiate a solution before you sign anything. That might mean a repair, a credit, or funds held in escrow until the issue is fixed.
Can you recommend inspectors, lenders, title companies, or contractors?
Yes to all of the above. We maintain relationships with highly rated home inspectors, trusted local lenders, reputable title and escrow companies, insurance professionals, and contractors who have done great work for our clients.
Getting Help
Who do I contact about a specific listing?
Send us the property address you’re interested in, and we’ll route you directly to the leasing agent or listing agent handling that property.
How do I file a complaint or report a problem?
Tenants should submit complaints through the online portal so they’re documented and tracked. Everyone else can email info@resoluterdm.com. For any active emergency, always dial 911 first.
How do I schedule a consultation?
Call (317) 214-8552, email info@resoluterdm.com, or use the contact form on our website. Whether it’s an investment discovery call, a property management proposal, a listing consultation, or a buyer meeting, we’ll find a time that works, virtual or in person.