4 min read

6 Must Have Contingencies When Purchasing an Occupied Indianapolis Rental Property

By Jeremy Tallman on Jul 5, 2021 9:50:00 AM

We If you're a current Client, or have spent much time on our website, you know what we have a fully functioning brokerage.

It's something we're proud of and something our Clients benefit from -- whether we're helping them add to their Portfolios or, when the time comes, sell their property.

While we have a very capable brokerage, we realize some of our Clients have their own Agent.

And we certainly respect that.

However, we've had some nightmare situations over the past several years with Agents who simply did not know the best way to represent their investor Client.

Representing a buyer for a personal residence is VERY different than representing a buyer who intends to use the property as an investment.  

So, if you are an investor, or if you are an Agent representing an investor, please, please, please, take a few minutes to read some best practices when writing that offer.

4 min read

Indianapolis Real Estate Investing: The 2021 Outlook

By Devon L. Hicks on May 10, 2021 10:50:00 AM

As one of the Agents here at T&H Realty, I speak with numerous investors on a weekly basis. 

Most of those conversations go something like this:

“HI, I’m Joe Investor and I’m looking to purchase properties in Indianapolis. I’ve heard it’s a great area to invest, and real estate is much more affordable than where I live. I’m looking for cash flowing properties in good areas that meet or exceed the 1% rule.”

Then, I typically have to be the one to burst their bubble a bit. 

Now don’t get me wrong, Indianapolis certainly is a great place to invest. Despite the Covid-19 pandemic, our economy has held strong and the housing market even stronger it seems. 

When you decide to invest in real estate, you have to have the proper expectations, and I’m finding that some investors just don’t, and that creates a very frustrating experience all around. 

So, as an Indianapolis investor, here’s what you can expect in 2021.

2 min read

Indianapolis Property Management Update: Rental Statistics Q1, 2021

By Jeremy Tallman on Apr 26, 2021 9:40:34 AM

Truth be told, we're a little surprised.

As you know, we've written a rental market update for many years now. In most cases, when we compile the quarterly numbers, there's nothing surprising with the numbers.

The numbers we compile are, in fact, almost always what we expect and, to a more specific extent, what we "felt" as a company.

Meaning, the overall market for a given quarter is a direct reflection of our leasing operations. If the market is hot, our leasing is hot. If the market cooled, our leasing typically cooled, too.

But, this quarter was definitely different. 

6 min read

[Case Study] Why Managing Your Own Turnover May Be A costly Mistake

By Jeremy Tallman on Mar 28, 2021 12:17:06 PM

The temptation is there.

We see it all the time.

Your Tenant vacates your rental home and your Property Manager provides bids for the turnover work.

You review the bid and that nagging voice in your head takes over… “This bid seems too high. I JUST KNOW I could do the work for less money.” 

And so, you do. 

Some of you may live close to your property, have contractors at your disposal and have time to invest in managing the work.

But, most of you live hundreds of miles away, don’t know any contractors and really don’t have the time to devote to herding those contractors. 

You still do it though, because you think you can save money.

In some cases, maybe you can. 

But, in a significant number of cases - cases that we’ll provide in this blog -  you’ll end up losing money in the long run.

We’ve said it over and over… vacancy is a cash flow killer.

Vacancy comes with zero income and a lot of expenses.

Sure, some of those expenses relate to the actual material and labor required to prepare the property for the next Tenants, but the biggest “expense” is the lost revenue from rents.

So, the faster the property is turned, the faster your new Tenant can begin adding to your income.

Time, clearly, is off the essence.

Below are some real-life examples of properties within our management and Owners who chose to do their own work.

Special thanks to our Senior Property Manager, Don Castelluccio, for providing these case studies. 

5 min read

3 Keys to Successfully Buying Indianapolis Rental Properties in 2021

By Devon L. Hicks on Mar 7, 2021 9:30:00 AM

*Originally published 05/05/2019 and updated 03/07/2021*

For the past several years, we’ve been a go-to Company for many investors around the world, all in search of the great real estate deals Indianapolis has to offer. 

Indianapolis is, without question, a hot bed for real estate investment.

Everyone wants a piece of the pie, and what makes it even more difficult, is everyone wants the same piece of the pie.

There are hundreds, probably thousands, of investors with the same criteria looking for the same deals that you are.

Not only that, but when you’re dealing with A/B class properties, you also have to compete against a high volume of owner occupants.

So in essence, you have double the competition as other investors who are looking for homes in the C/D classes.

5 min read

Should I Have a Sewer Scope Done When Purchasing an Indianapolis Rental Property?

By Devon L. Hicks on Feb 22, 2021 10:00:00 AM

I think we can all agree that the inspection phase is one of, if not the most, nerve racking part of purchasing a property. 

There are a ton of factors to consider and you just never know what might be discovered. 

Our stance on home inspections is that you should always, always, ALWAYS have one. 

Even if it's an "as-is" sale, you'll want to have a well-rounded understanding of the condition of the property and its major components.

One of these major components that you may have not given much thought to previously, is the sewer line. 

Keep reading to get a full breakdown on sewer lines and the importance of having it evaluated as part of your inspection process when purchasing an Indianapolis rental property. 

5 min read

(2021) 7 Property Management Blogs Every Landlord Should Be Reading

By Devon L. Hicks on Feb 14, 2021 10:05:00 AM

A while back, Feedspot voted us #20 on a list of the top 80 Property Management Blogs. We were thrilled and flattered, but more so surprised and excited to see all of the resources out there for landlords and rental property investors. 

We pride ourselves on our blog and do our best to provide the highest quality content and to educate anyone who wants to learn. 

Although we hold our blog in high regards, we realize that there is a wealth of knowledge and many other outstanding resources for individuals like yourself. 

So, we decided to use our expertise to make our own list of Property Management blogs that we think are the most helpful. 

Top 7 Blogs Video

Topics: New Landlord
2 min read

Indianapolis Property Management Update: Rental Statistics Q4, 2020

By Jeremy Tallman on Jan 26, 2021 9:37:14 AM

As it turns out, 2020 went out on a low note.

Who would have ever figured that, huh?

The Central Indiana rental market, which shrugged off the COVID-19 pandemic for most of 2020, saw a big decline in rented homes during the fourth quarter. 

4 min read

3 Tips for the Indianapolis Real Estate Investor (2021)

By Jeremy Tallman on Jan 15, 2021 8:44:30 AM

So, 2021 has arrived. 

To say that 2020 was a difficult year is a drastic understatement.

The good news, at least for single family investors, is that in spite of a global pandemic, rent collections remained strong and real estate values continued to soar. 

Not all bad. 

Not at all.

As we transition from 2020, we want to discuss 3 tips to help Indianapolis investors help ensure success in 2021. 

2 min read

[List] T&H's Top 10 Indianapolis Property Management Blogs of 2020

By Devon L. Hicks on Dec 30, 2020 10:00:00 AM

2020 has given us a lot to reflect on. 

As we look back out our top 10 blogs of the year, we're reminded of the countless curveballs and learning experiences 2020 has brought us. 

The Covid-19 Crisis re-shaped many aspects of life, and the rental real estate market is no exception.

The majority of our blogs this year were in direct reaction to the affects of the pandemic and other local happenings in an effort to keep you updated and educated on the Indianapolis real estate and property management sector. 

Without further adieu, here is a look back out our top 10 blogs of 2020.

3 min read

[LIST] The Top 3 Indianapolis Real Estate Investing Facebook Groups

By Devon L. Hicks on Nov 16, 2020 9:30:00 AM

It's no secret by now that social media plays a big role in a lot of our lives.

However, platforms like Facebook have turned into channels that provide so much more than just "poking" your friends or scrolling through photos of your Aunt's cats. 

Facebook can provide real communities and education if you know where to look. 

So without further ado, here are 3 Indianapolis Real Estate Investing Facebook groups that we think are worth checking out. 

3 min read

Indianapolis Property Management Update: Rental Statistics Q3, 2020

By Jeremy Tallman on Oct 16, 2020 9:00:00 AM

The red-hot rental market we experienced in Central Indiana during the first half of 2020 cooled off dramatically during the 3rd quarter.

But, the term "cooled off" does need some context. 

While there appeared to be plenty of potential Tenants in search of a rental home during the quarter, the apparent lack of available homes in the marketplace created some interesting numbers.

Let's examine them a bit.

2 min read

Indianapolis Property Management Update: Rental Statistics Q2, 2020

By Jeremy Tallman on Jul 13, 2020 10:00:00 AM

As we cross the halfway point of 2020, it's not an understatement to say that this year has been much, much different from others.

Like, not even close.

COVID-19 has brought on an incredible amount of anxiety for both our Owners and Tenants. 

As a result, we've written several blogs and created an entire web page devoted to Covid-19. If you haven't already, be sure to check it out.  

But, here's the strange thing: if you just looked at the rental statistics for the year, you would have no idea that a global pandemic was raging across the Country.

In other words, rental activity, generally, hasn't missed a beat.  

Let's examine the numbers a bit.

5 min read

3 Tips for Navigating the Indianapolis "Notice of Tenants Rights and Responsibilities"

By Jeremy Tallman on Jun 30, 2020 10:00:00 AM

If you’re a Landlord or Property Manager in Indianapolis, you should, by now, be familiar with the Indianapolis Tenant Protection Initiatives recently passed by our City.

If not, you can get a recap of the initiatives, which go into effect on July 1, 2020, by reading a blog we recently wrote on the topic:

What Indianapolis Landlords Need to Know about the Tenant Protection Initiatives.

7 min read

Zillow's impact on Indianapolis Property Management

By Jeremy Tallman on Jun 3, 2020 10:15:00 AM

I knew the call was coming.

Or, in this case, the email.

As a member of several online communities that focus on single family property management, I began hearing grumblings from other companies around the Country as early as 2018.

Zillow, a giant in online real estate marketing, and a service that we all enjoyed for free for years, was beginning to charge for rental listings.

5 min read

Can I Sell My Indianapolis Rental Property During Covid-19?

By Jeremy Tallman on May 5, 2020 8:06:10 AM

It’s Springtime in Indianapolis.

And for those of you who know the seasonality of our market, you also know it’s selling time in Indianapolis.

The idea of selling a home during an International pandemic may seem difficult, if not impossible, to you. 

That’s a totally understandable feeling. 

In this blog, we'll discuss selling your Indianapolis rental property during the COVID-19 crisis.

It's a question we receive often and, almost as often, people are surprised by the answer.

So, is it possible to sell your Indianapolis rental property during the COVID-19 crisis?

The short answer is, “Yes.” 

You can absolutely sell your rental property during this crisis and you shouldn’t have a whole lot of trouble doing so. 

At least for now. 

Let’s drill down a little deeper...

5 min read

3 Misconceptions of Buying an Indianapolis Rental Property "As-Is"

By Devon L. Hicks on Apr 27, 2020 11:00:00 AM

For Indianapolis real estate Investors, there are many factors to consider when analyzing a deal. 

A factor you may or may not have considered, is if a property is being sold as-is. 

At some point, those two little words may have raised a red flag in your brain to run the other way, and understandably so. 

If you're not super familiar with real estate investing, that can certainly seem like a risky move. 

But I'm here to share some insight into these types of deals and hopefully put some of that concern to rest. 

Here are the 3 biggest misconceptions about buying a property "as-is" that many buyers seem to have.

5 min read

Collecting Rent in Indianapolis During the Covid-19 Crisis

By Jeremy Tallman on Apr 19, 2020 10:00:00 AM

The coronavirus, as you might expect, has required our Property Management Company to  change many of our processes. 

And while we do our best to inform our Clients about the various changes in our procedures, there’s one overriding concern that most Clients have: 

“How are you collecting rent during the COVID-19 crisis?”

For this week’s blog, we’ll discuss our collection processes during this challenging time. 

Disclaimer: Due to numerous federal and state regulations, this is a very fluid topic. We’ll do our best to keep this blog updated with current information.

Topics: Covid-19
2 min read

Indianapolis Property Management Update: Rental Statistics Q1, 2020

By Jeremy Tallman on Apr 13, 2020 11:00:00 AM

As we wrap up the first quarter of 2020, the rental stats are certainly not the star of this show. 

This quarter brought with it a worldwide pandemic that turned everything upside down, and, I'm sure has left many of you with questions and concerns about the market.

The current social distancing measures put into place have changed the game for our industry, but we're finding ways to adapt. 

When it comes down to it, people need a place to live and so our essential business will find ways to navigate these uncharted waters.  

Let's take a look at the numbers and see how the Covid-19 crisis has affected our rental market this quarter.

3 min read

Renewing Your Tenant's Lease During the Covid-19 Crisis

By Jeremy Tallman on Apr 5, 2020 10:00:00 AM

Last week, we discussed leasing your home during the COVID-19 crisis. 

This week, let’s switch gears and discuss an equally important component of successful property management: renewing the Lease. 

Keeping a Tenant in place, especially in this unstable environment, is a very good thing. We’ve always taught that vacancy is a cashflow killer.

Below are a few basic points to consider when renewing a lease during the COVID-19 crisis. In a lot of ways, we will continue to operate in the same manner, but there is one big change along with some trends that you need to understand:

3 min read

Leasing Your Indianapolis Rental Home During the Covid-19 Crisis

By Jeremy Tallman on Mar 28, 2020 11:00:00 AM

Every Monday, we meet and discuss, among other things, the previous week’s rental marketing activity. 

We discuss our showing levels.

Number of applications we processed.

Leases we signed.

And a host of other stuff.

All these Key Performance Indicators (KPIs) give us a good sense of the health of the rental market in Central Indiana. 

Admittedly, this past Monday, I wasn’t excited about reviewing the previous week’s numbers. Given all the turmoil in the world right now, I was convinced we would see a sharp downturn in our numbers.

And… I was totally wrong.

Showings? Up.

Applications? Very strong.

Leases Signed? Right in line. 


Now, clearly, we took a big turn last week here in Indianapolis, as our Governor announced a “stay at home” scenario that will last until April 6th. 

So, we’ll see if showing levels continue to stay strong.

But, how do we explain why showing numbers and general rental activity continue to show strength?  

4 min read

Why Overpricing Your Indianapolis Rental Property is a Horrible Idea

By Anuj Singh on Mar 23, 2020 11:00:00 AM

From cap rates to cash-on-cash return, there are a number of tools Landlords and real estate Investors use to determine whether or not a potential investment is a good one.

3 min read

Hot Topics in Indianapolis Property Management: Coronavirus and The Tenant Protection Initiative

By Jeremy Tallman on Mar 16, 2020 11:00:00 AM

It certainly has been an eventful couple of weeks for the real estate and property management industries here in Indy. 

We've been getting questions and concerns from Clients about the state of the market and what impacts we may be seeing.

So, we thought we would provide a quick update on a couple of hot topics and share some insight into what's currently going on around us. 

4 min read

Tales of an Indianapolis Landlord: The Big Purchase “Mistake”

By Jeremy Tallman on Mar 9, 2020 11:00:00 AM

We provided a nice “State of the Indianapolis Real Estate Market” during last week’s blog.

It’s not a secret… buying rental real estate in this market is tough. 

And, frankly, it has been for a few years now.

Our brokerage group works hard - every day - to find deals.

We write a lot of offers and, more times than not, we get outbid. 

Losing out on properties is part of the territory. Our job is to continue to provide opportunities for our Clients, which educating them along the way. 

2 min read

Where to Invest in Indianapolis: Zionsville

By Devon L. Hicks on Feb 24, 2020 11:00:00 AM

Just Northwest of Indianapolis lies the quaint, little suburb of Zionsville. 

This affluent community has been around since 1852 and was named for a pioneer by the name of William Zion. 

Zionsville is probably best known for its historic, downtown area which is lined with cobblestone streets and cute, little shops and restaurants. 

As of 2017, the population was reported to be approximately 26,710.

The median household income is $134,743 according to City Data.

MLS data shows that the average sales price of a home this past year was $476,654 and the average rental amount was $1,826.

5 min read

Indianapolis Real Estate Investments: Single-Family vs. Multi-Family

By Devon L. Hicks on Feb 17, 2020 11:00:00 AM

As a current or future Real Estate Investor, you’ve likely given some thought as to what type of rental properties you want to acquire.

The big debate really comes down to 2 main categories, single-family (SFR) vs. multi-family (MFR). 

So, which one is right for you?

Both have their advantages and disadvantages, and similar to most other real estate investing questions, the answer is....

"It really just depends." 

It depends on your investment goals, strategy, and overall end game. 

You’ll find convincing arguments for both SFR and MFR, leaving it up to you to weigh the pros and cons of each to determine what will be the best route for you. 

And that’s just what we hope to help you do as we provide insight into both investment types.

Note: For the purposes of this blog, single-family will refer to single-family, detached homes. We have an entire blog that discusses the pros and cons of investing in condos. 

3 min read

Indianapolis Rental Marketing: How to Reel in Tenants

By Jeremy Tallman on Feb 10, 2020 11:00:00 AM

My son loves to fish.

Like… he REALLY loves to fish.

A few years ago, after the obligatory stint at McDonald's, my son took a job during his Junior year of High School at Geist Marina, where he was exposed to fishing - serious fishing, that is, - for the first time in his life.

Geist, it turns out, is quite the fishing spot for largemouth bass. It brings in a lot of fishermen, who spend time at the Marina fueling their boats, purchasing snacks and, yes, recapping their days on the water. 

He listened to their stories, started dabbling a bit and, as cheesy as this sounds, the kid was completely hooked. 

The job at the marina allowed him to make some money, which he began spending on rods, reels, spinners and, I assume, whatever else goes into equipping a proper fisherman.

3 min read

Where to Invest in Indianapolis: Beech Grove

By Devon L. Hicks on Feb 3, 2020 11:00:00 AM

Located within the Indianapolis Metropolitan area near the University of Indianapolis, is Beech Grove. 

This city was incorporated in 1906, and was founded as a company town for a railroad repair facility. 

With a total area of 4.39 square miles, this city is small, but offers Investors some great deals. 

As of 2017, the population is estimated to be 14,795. 

According to MLS data, of the 232 homes that were sold in the last year, the median sale price was $125,000. 

Of the 29 homes leased in the last year, the median rental amount was $985.

54% of residents own their homes compared to 46% who rent. 

According to Census.gov, the median household income was $40,741 as of 2018.

Neighborhood Scout reports that most occupations here are sales and office related.

4 min read

What Indianapolis Landlords Need to Know About the Tenant Protection Initiative

By Jeremy Tallman on Jan 27, 2020 11:00:00 AM

News broke several days ago about initiatives brought on by Mayor Joe Hogsett to provide more protections to Tenants in Indianapolis. 

The goal, according to various news outlets, is to hold Landlords more accountable, to better educate Tenants on their rights and to help curb the eviction problem currently facing Indianapolis.

As a leader in the single family property management space here in Indianapolis, we thought it appropriate to provide our take on Mayor Hogsett’s plans.

5 min read

How Much Will it Cost to Get My Indianapolis Rental Property Move-In Ready?

By Devon L. Hicks on Jan 20, 2020 11:00:00 AM

We get a lot of questions when it comes to investing in Indianapolis.

One of those questions: “How much will it cost to get my property move-in ready?” is one we receive on a daily basis.

And we get it.

Whether an investor is considering a new purchase that needs work, or whether the investor is faced with turnover costs between Tenants, money -- and how much of it --  is always an important consideration. 

We understand that maintenance costs are some of the most frequent and largest expenses you’ll face as a property owner, and turnover and make-ready are large subsets of that. 

As an Indianapolis Property Management company that handles all of our Clients’ turnovers and make-ready work, you can imagine how many times we get asked about these costs.

In an effort to stick to our core value of “Always Educating and Advising”, we have decided to put together a guide for Investors outlining average costs for some of the most common make-ready expenses that you will encounter.

Note: This list is by no means comprehensive or definitive. There are other costs that may occur and a multitude of factors that can impact the final costs of these items. 

Our goal is to give you a general idea of what you can expect to pay in the Indianapolis market.  

These estimates come from contractors we trust,work with frequently, and have long standing relationships with.

2 min read

Indianapolis Property Management Update: Rental Statistics Q4, 2019

By Jeremy Tallman on Jan 13, 2020 11:00:00 AM

As our entire Staff can attest, the best part of  4th Quarter, 2019 -- as far as the rental market goes -- is that's it over. 

Yes, as expected, the rental market tightened up in the last three month's of 2019.

While the numbers weren't all horrible, we're all happy to start a New Year. 

2 min read

Where to Invest in Indianapolis: Brownsburg

By Devon L. Hicks on Jan 6, 2020 11:00:00 AM

Northwest of Indianapolis in Hendricks County lies Brownsburg. This suburb was first settled by James B. Brown in 1842 and was also home to the Delaware Indians. 

Brownsburg is the 38th largest town in the state with an estimated population of 26,397 and it has been ranked in the top 40 best small towns in America according to CNN's Money Magazine. 

The median household income is $68,986 with a majority of jobs being in the office administration, and sales related fields. There are also a relatively high number of specialized workers in Healthcare and Architecture and engineering according to Data USA

MLS data reports show that the average home sale price for the last year was $253,934 and the average rental amount was $1,534.

4 min read

T&H's Top 10 Indianapolis Real Estate Investing Blogs of the Decade

By Devon L. Hicks on Dec 29, 2019 10:00:00 AM

Here at T&H Realty Services, one of our 4 core values is "Always Educating and Advising".

One of the biggest ways we fulfill that, is by blogging and publishing content on our website. 

Over the years, we've published 170 blogs as well as a ton of other resources. 

As we bring 2019 to a close, we thought we would take a look back at our top blogs from this past decade. 

Some may be familiar to you, while others may not. 

We hope you've found value in our Indianapolis real estate blogs up until this point, and we look forward to providing you even more insight and education into the new year.

3 min read

Where to Invest in Indianapolis: Fishers

By Devon L. Hicks on Dec 22, 2019 10:00:00 AM

Fishers is a suburb just northeast of Indianapolis in Hamilton County. 

Originally settled by William Conner in 1802, Fishers only just transitioned from a town to a city in 2015 and has experienced rapid population growth decade to decade. 

In 2017, Fishers was named Money Magazines #1 place to live in the United States. 

As of 2017, the population was estimated to be around 91,832. 

According to City Data, the median household income as of 2017 was $113,560 with a median age of 35.3 and females making up a slight majority (52.1%) of the population. 

According to MLS data, the median home value for the last year was $276,313 and the median rent rate was $1,565.

3 min read

Where to Invest in Indianapolis: Plainfield

By Devon L. Hicks on Dec 15, 2019 10:00:00 AM

Located in the southeastern portion of Hendricks County, Plainfield, Indiana sits, home to around 34,386 people.

Originally settled by Quakers, the city got it's name due to the "plain" nature of the people. 

The local economy runs off of warehouse type industries with Plainfield supplying approximately 50% of ALL warehouse jobs in Central Indiana. 

With it's close proximity to the Indianapolis International Airport, the hotel industry is also very popular.

The median age is 37.7 years old with a median household income of $62,121.

The majority of residents (69%) own their homes as opposed to renting. 

The median property value is $155,100 and the median rental amount is $990.

Niche has given Plainfield the following rankings:

  • #8 of 115 for suburbs with the best public schools
  • #16 of 115 for best suburbs for young professionals
4 min read

The Pros and Cons of Buying a Condo as an Indianapolis Real Estate Investment

By Devon L. Hicks on Dec 8, 2019 10:00:00 AM

When it comes to Indianapolis real estate investing, there are several different types of properties you can pursue. 

There's single family, duplexes, townhomes, commercial, apartment buildings, and the topic of today's discussion, condominiums. 

Every type of property investment has pros and cons, and condos are no different. 

Some investors will tell you condos are a great investment, and others will tell you they're the worst. 

It really just comes down to your investment goals and what you're looking for as a Landlord. 

Buyer clients frequently ask us if they should consider condos, and while we can't give a definitive yes or no answer, we can provide some pros and cons. 

Topics: New Landlord
3 min read

Where to Invest in Indianapolis: Carmel

By Devon L. Hicks on Nov 24, 2019 10:00:00 AM

Carmel, Indiana is a northern suburb of Indianapolis located in Hamilton County with an estimated population of 98,332.

And, before we go any further, Carmel rhymes with Marvel. Natives get pretty touchy about incorrect pronunciations. 

Carmel has some pretty big claims to fame, being named one of the best places to live in the United States for multiple years, by multiple publications. 

It's known in some circles as the "Beverly Hills of the Midwest."

5 min read

Should I Buy an Indianapolis Rental Property Governed by an HOA?

By Devon L. Hicks on Nov 17, 2019 10:00:00 AM

Working with Investors purchasing single family homes in the Indianapolis market, we are often asked some variation of the question, "should I stay away from HOAs"?

As with many real estate investing topics, the answer is, it just depends. 

Home Owner's Associations have certainly amassed an unfavorable reputation among property owners all around the country, and it's not unwarranted. 

They're often hard to deal with AND cost you money. 

But should you completely rule out any and all properties that have an HOA?

Let's discuss, and you can be the judge. 

4 min read

The Pros and Cons of Hiring an Indianapolis Property Management Company

By Jeremy Tallman on Nov 10, 2019 10:00:00 AM

Whether you're a new Landlord just starting out, or you've been self-managing your properties for a while, the thought of hiring a professional property management company has likely crossed your mind. 

Whatever category you fall under, you're bound to have some reservations about turning over such large investments to a third party. 

Those reservations aren't unwarranted, and if you want to have a successful rental property business, you need to be fully bought in to whatever route you decide to take. 

If you want to DIY it, you need to understand everything that comes along with self-management. 

If you want to hire a property manager, you need to understand the pros and cons. 

But beyond that, you have to understand that it's all relative. 

While you certainly can argue the advantages and disadvantages of hiring a PM, what it really boils down to is value. 

Are the services you receive worth the money?

4 min read

The Landlord's Guide to Indianapolis' Seasonal Rental Market

By Jeremy Tallman on Nov 3, 2019 10:00:00 AM

Having rented homes over many, many years, you could say we have a pretty good handle on the Indianapolis rental market. 

It’s our business to understand it, to track it and to plan for it.

And we do.  

If you own or plan to own rental real estate in Indianapolis, it’s critical that you, too, understand one inherent truth about the Indianapolis rental market: Seasonality.

Seasonal meaning there are times of the year when it’s really, really good to rent your home and other times where it can be difficult to rent your home.

We understand that our market isn’t necessarily unique - many, if not most, markets throughout the United States experience the same thing - but it’s important to understand this important reality.  

So, we thought we would spend some time discussing seasonality in the Indianapolis rental market.

3 min read

Where to Invest in Indianapolis: Noblesville

By Devon L. Hicks on Oct 27, 2019 10:00:00 AM

Noblesville is a city just north of Indianapolis in Hamilton County and interestingly enough, it was the home to the area's first log cabin dwelling in 1802. 

William Conner and Josiah Polk laid out what is now Downtown Noblesville in 1823, which was designated as the Hamilton County seat in 1824, and incorporated in 1851.

The land was originally purchased from Native Americans.

5 min read

The 3 Most Demanding Aspects of Self-Managing Rental Properties...and How a Property Manager May Be Able to Help

By Jeremy Tallman on Oct 20, 2019 10:00:00 AM

You may be rolling your eyes at the thought of a Property Management Company writing a blog about how hard self-managing rental properties can be.

We get the inherent and perceived conflict of interest.

But, to be fair, we've discussed in other blogs why property managers are definitely not the right fit for many Landlords, and that self-management can be the better option. 

However, there are some serious factors to consider when it comes to self-management, and we want you to be aware of those.

We've taken over management of numerous properties in the last couple of years - dozens and dozens, in fact - from Landlords who are just plain tired of self-managing.

And we can't blame them. 

Being a Landlord is a grind. We should know.

There are obviously pros to self-management - the main ones being full control over your investment, and no property management fees. 

But there are also some considerably demanding aspects that come along with it.

In this blog, we want to discuss 3 of the bigger challenges DIY Landlords face. 

2 min read

Indianapolis Property Management Update: Rental Statistics Q3, 2019

By Jeremy Tallman on Oct 13, 2019 10:00:00 AM

The third quarter has come to a close. 

Schools are in full swing, the chilly air is setting in, and peak rental season has ended. 

The numbers tell the story, so let's break it down:

3 min read

Where to Invest in Indianapolis: Avon

By Devon L. Hicks on Oct 6, 2019 10:00:00 AM

First settled in 1830, Avon, Indiana is a town situated in Hendricks County, west of Indianapolis. 

With a current estimated population of 18,343, Avon is the 47th largest city in Indiana. 

The median age is 35.3 and the median household income is $85,433. 

Caucasians make up 84.01% of the population.

Average rental amount is $1,055 and the median home value is $185,200 according to World Population Review. 

According to Niche, it's ranked as one of the best places to live in the entire state. 

It's also ranked #11 out of 115 for best suburbs to raise a family. 

A staggering 81% of residents own their homes compared to only 19% that rent, also reported by Niche. 

Below is some additional information that will hopefully help you determine if Avon is a good place to invest for your goals. 

7 min read

Indianapolis Property Management Fees: Why Cheaper Isn't Always Better

By Jeremy Tallman on Sep 29, 2019 10:00:00 AM

If you've ever hired an Indianapolis Property Management company, or if you're currently in the process of researching some, you've most likely noticed fees for property management differ. 

Some differ greatly.

When you're trying to make the numbers work and see positive cash flow, it can be tempting to go with a cheaper option. 

We get that. 

While from a top-level view we all appear to solve the same problem, we oftentimes solve those problems in very different ways.

And, it's clear, from speaking with some of our Clients, that some companies don't solve those problem at all.

In fact, they create new problems, which is never good.  

The old adage, "you get what you pay for," probably rings truer for property management than most other services or products.

So with this topic in mind, we thought we would take some time to discuss various property management fees you may encounter, and why cheaper is not always, and oftentimes, never, better. 

5 min read

Inside T&H: Selling Your Indianapolis Rental Property

By Jeremy Tallman on Sep 22, 2019 10:00:00 AM

As an Indianapolis rental property investor, there will inevitably come a time when you decide to sell one, or all of your properties. 

We realize that this is a natural part of the rental investment cycle, and so we have put processes and resources in place to provide the best sales experience possible for our Clients. 

As a fully licensed brokerage, we can facilitate the entire home selling process for you.

We know you have a lot of options when it comes to choosing an Agent, but we hope that you'll see the benefit of continuing our partnership from management to selling. 

3 min read

Where to Invest in Indianapolis: Greenwood

By Devon L. Hicks on Sep 15, 2019 10:00:00 AM

Greenwood, Indiana, the most populated city in the southern region of the Indianapolis Metropolitan area, is the next stop in our "Where to Invest in Indianapolis" series. 

This Johnson County city was first inhabited by the Delaware Indians, and later followed by European Americans in 1823. 

According to City-Data, the population of Greenwood is 57,375 and the median household income was $56,116 as of 2016. 

The demographic breakdown is as  follows:

  • Caucasian: 86.2%
  • Asian: 5.65%
  • African American: 4.41%
  • Other races: 1.56%

World Population Review estimates the average rental amount to be $903/month and the median home value to be $143,100. 

The median age is 35.5 and the ratio of females to males is 52.4% vs. 47.6%.

The cost of living index in Greenwood is 87.6 compared to the national average of 100. 

The city is a mixture of blue and white collar workers, with a majority of the jobs being in the sales/administrative category.

7 min read

An Honest Review of the Indianapolis Red Line

By Jeremy Tallman on Sep 8, 2019 10:00:00 AM

By now, unless you don’t live in Indianapolis and don’t pay attention to any news concerning Indianapolis, you’ve read and heard all about IndyGo’s Red Line, which made its debut on Sunday, September 1st, 2019.

What is the IndyGo Red Line?

For any of you out-of-towners, or anyone who truly just has no clue what I'm talking about, the IndyGo Red Line is a public, bus rapid transit (BRT) system consisting of a 20-hour network of electric buses. 

These buses follow a fixed, 13.1 mile route consisting of 28 stops that run from 66th St. in Broad Ripple, all the way down south to the University of Indianapolis. 

Many of you locals have seen the buses on their routes - “practice” for drivers began around 30 days before the official launch date - and many of you have now ridden the buses as well.

In this week’s blog, I wanted to provide a perspective from someone who has watched the project from the beginning, because I not only work near the Red Line, I also live near the Red Line. 

So, commuting to and from work on the Red Line, I thought, could be a real possibility for me.

And that’s the main question I wanted to answer: Could I really take the Red Line to and from work every day?

3 min read

Where to Invest in Indianapolis: Anderson

By Devon L. Hicks on Sep 1, 2019 10:00:00 AM

Located in Madison County, Indiana, Anderson is a suburb of Indianapolis first developed in 1827. 

The city has a very interesting history with its early roots in Industrialization. 

With the completion of the Indianapolis Bellefontaine Railroad in in 1852, Anderson burst to life. 

Numerous industries located here such as natural gas and car manufacturers. These companies aided in a thriving economy until the 1970s when Anderson suffered a mass deindustrialization and companies like GM shut down, laying off nearly 22,000 people.  

As of 2017, the population is reported to be at 55,076 and the median household income is $34,693. The median home value is $70,500 while average monthly rent is $724 according to Niche.

76.1% of the population is Caucasian with 13.1% being African-American, 5.3% Hispanic, and several other ethnicities making up a very minute portion of the population.

 56% of residents own their homes versus rent. 

2 min read

Who Are the Top Property Management Companies in Indianapolis, Indiana? (Reviews/Ratings)

By Jeremy Tallman on Aug 28, 2019 1:18:55 PM

At T&H Realty Services, we’re all about educating.

If you spend any time on our website, you’ll realize that we work hard to be transparent and open about not only our pricing, but also about our processes and philosophy on running a successful property management company.

And we also don’t shy away from our competition. 

In fact, we embrace them. 

And when we’re not the right fit for someone, we happily refer prospective Clients to various property managers in Indianapolis. 

Top Mgt. Companies Video

Below is a list of the top property management companies in the Indianapolis, Indiana area:

5 min read

Should I Treat My Indianapolis Rental Property Like an Annuity?

By Jeremy Tallman on Aug 25, 2019 10:00:00 AM

I remember the conversation vividly.

We were on a conference call with a Real Estate consultant company a few years ago. 

This company’s main business was/is to attract investors to their platform and then help them buy property in Central Indiana, along with a few other markets around the Country.

Many of those Clients then used us to manage the homes. 

The President of the company was part of the call, along with all of his lead people.

Who the Company is isn’t important, because you likely haven’t heard of them.

At any rate, we were discussing various topics when he went into full sales mode…

“We preach to our Clients that real estate is the best investment of all.”

OK, I thought, I can get behind that statement. 

“Our Clients love cash flow.”

Who doesn’t, I thought. 

“And so, we tell our Clients that owning rental real estate is like owning an annuity: you get a set amount of money each month and then you also get the long-term appreciation. It’s the best of both worlds.”

Whoa, whoa, whoa.

Real Estate is like an annuity?

In what world?

3 min read

Where to Invest in Indianapolis: Lawrence Township

By Devon L. Hicks on Aug 18, 2019 10:00:00 AM

Lawrence Township, located in the northeastern corner of Indianapolis, is the 9th and final Marion County Township in our “Where to Invest in Indianapolis” series. 

Organized in 1822, Lawrence Township has grown to a population of 125,145 as of 2017 according to the Census Bureau. 

Towncharts reports a median age of 35 with a slight majority of the population being female. 

According to Census Reporter, the median household income is $48,660 and ethnicity breakdowns are as follows - 53% Caucasian, 34% African-American, 9% Hispanic, 2% Asian, and 3% Other. 

Niche reports median home values of $151,400 compared to the national average of $184,700 and a median rent value of $822 compared to the national average of $949. 59% of people in Lawrence Township own their homes versus 41% who rent.

3 min read

Where to Invest in Indianapolis: Decatur Township

By Devon L. Hicks on Aug 11, 2019 10:00:00 AM

We’re nearing the end of our deep dive into the 9 Marion County Townships in Indianapolis.

The smallest in both geographic size and population, Decatur Township, is located in the southwest corner of the county. 

In the 1820s, it was predominantly settled by Quakers from South Carolina. 

For its small size and rural feel, Decatur has a pretty big claim to fame. It’s the site of the Indianapolis International Airport. 

AmeriPlex, one of the largest industrial parks in the state, is also located there. 

As of 2017, the population consisted of 34,297 people with a median age of 32.8 according to the Census Bureau.

86.2% of the population is Caucasian and the median household income is $54,005.

According to Niche, the median home value is $110,900 (compared to the national average of $184,700) and the median monthly rent is $845 (compared to the national average of $949).

4 min read

Where to Invest in Indianapolis: Center Township

By Devon L. Hicks on Aug 4, 2019 10:00:00 AM

Located smack dab in the “center” of Indianapolis, lies Center Township. 

Center Township includes Downtown and part of Beech Grove and is the most populated Township in Marion County, with 3,511 people per square mile according to Town Charts. 

The boundaries are the South side 38th street, the East side of Belmont Avenue, the West side of Emerson Avenue, and the North side of Troy Avenue.

As of 2016, there were 147,110 people residing here. The median household income is just $27,718 as reported by Best Places. 

The median age is 33.8 with a racial makeup of 57.5% Caucasian, 34.8% African-American, and 7.4% comprised of various other ethnicities. 

According to Niche, The median home value is $74,600 and the median market rent is $825.

59% of the population rent versus 41% who own their home. 

Center Township is very unique in the fact that it covers a broad spectrum. Some of the best real estate in Indiana is located here, but so is some of the worst.

Example: The most expensive single family residence to ever sell in our local MLS system ($4.8M in 2016) is located in Center Township. By contrast, some of the cheapest real estate - we're talking less than $1,000 cheap - has also been sold in Center Township. 

As you might have guessed, some of the oldest real estate in Indiana still exists in Center Township. However, several years ago, a building resurgence occurred and continues today, particularly in the outlying neighborhoods outside of the immediate downtown area.  

This mass gentrification has made some sections of Center Township very desirable for young people, families and, more recently, retirees who are looking to downsize and crave walkability. 

3 min read

Where to Invest in Indianapolis: Wayne Township

By Devon L. Hicks on Jul 28, 2019 10:00:00 AM

We’re more than halfway through the 9 Marion County Townships!

Located in the west central portion of the county, Wayne Township is next up in our series. 

Living in Wayne Township offers residents a suburban feel and most rent their homes. 

It's also home to the world renowned Indianapolis Motor Speedway which packs over 600,000 people in every year for the Indy 500!

With a growing population of 143,711, Wayne is one of the more racially diverse townships with 55.4% of the population being Caucasian, 22.8% being African-American, and 16.7% identifying as Hispanic according to Statistical Atlas

The median age is 32.8 but the majority of people who live here are under the age of 20, with the next largest percentage being individuals in their 20s. A very young crowd overall!

Niche reports median home values of $94,000 compared to the national average of $184,000 and median rents at $800 compared to the national average of $949. 

The median household income is $38,864, which is one of the lowest that we have discussed thus far.

3 min read

Where to Invest in Indianapolis: Franklin Township

By Devon L. Hicks on Jul 21, 2019 10:00:00 AM

Organized in the 1820s, Franklin Township is another one of the 9 Marion County townships. 

Located in the southeast corner, it was one of the last areas in Marion County to see heavy suburban land development. 

Despite efforts to maintain a rural atmosphere, Franklin Township has seen a population explosion in recent years. 

As of 2016, the population in Franklin Township was 56,462. According to Niche, the current median household income is $71,706. 

With an unemployment rate of 3.5% and projected future job growth of 37.5%, Franklin Township has a fairly strong local economy. 

Of the 1,293 homes that were sold on the MLS in Franklin Township in the past year, the median sale price was $180,000. Of the 293 homes that were leased in the last year, the median rental amount was $1,295. 

According to Niche, 75% of the population owns their homes versus 25% who rent. 

2 min read

Indianapolis Property Management Update: Rental Statistics Q2, 2019

By Jeremy Tallman on Jul 14, 2019 10:00:00 AM


4 min read

6 Ways to Find New Indianapolis Rental Properties For Sale

By Holly Welles on Jul 7, 2019 10:03:00 AM

You've recognized the incredible value in rental properties, but how do you find them? Where should you look?

These questions are deceptively simple, only brushing the surface of a subject that's a little more complicated than it first appears.

Yes, you can find a variety of rental properties with a Google search, but finding an attractive property at an affordable price isn't nearly as easy.

You'll need to use all your available resources, taking advantage of many different strategies.

With that in mind, we'll walk you through six ways to find new rental properties for sale.

3 min read

Where to Invest in Indianapolis: Perry Township

By Devon L. Hicks on Jun 30, 2019 10:00:00 AM

Moving on down to the south central part of Marion County, we have Perry Township. 

Settled in 1822, it was named after Oliver Hazard Perry, a hero from the War of 1812. 

According to Census Reporter, the population was 114,519 as of 2017 with a median age of 35.9.

There’s a very even split between males and females, but an overwhelming 77% of the population is Caucasian. 

The median household income is $49,693 and 17% of the population lives below the poverty line compared to the entire state which is 13.5%.

Census Reporter also states that 93% of housing units are occupied in Perry Township and 59% of housing units are owner occupied. 

According to MLS data, of the 1,579 homes that were sold in the last year, the median sales price was $154,000. 

Of the 208 homes that were leased, the median rental amount was $1,195.

Perry Township is also home to the University of Indianapolis.

3 min read

Where to Invest in Indianapolis: Warren Township

By Devon L. Hicks on Jun 23, 2019 10:00:00 AM

Moving right along in our series, the third township we will be discussing, is Warren.

One of the nine Marion County Townships, it was named for American physician, Joseph Warren, who played a large role in the Patriot organizations during the American Revolution.

According to the U.S. Census Bureau, the population was at 104,572 as of 2017.

The median age is 35.8, with 58% of the population being female.

The median annual household income is $42,199 according to BestPlaces.

Niche reports a median home value of $104,600 compared to the national average of $184,700 and the median rent at $811, compared to the national average of $949.

3 min read

Where to Invest in Indianapolis: Pike Township

By Devon L. Hicks on Jun 16, 2019 10:00:00 AM

Another one of the nine Marion County Townships, is Pike.

Located in the northwestern portion of the county, it lies completely inside of Indianapolis except for a small portion of Clermont.

The township is named for Zebulon Pike, an American general and explorer.

The most notable attraction of Pike Township is hands down Eagle Creek Park. At approximately 1,400 acres, it’s the largest park in Indianapolis, and one of the largest municipal parks in the US.

According to Census Reporter, the current population is at 82,247 with a median household income of $52,917.

The median age is 32.4 with a fairly even male-female ratio and almost half the population falls into the 20-49 year old age range.

There’s also a pretty even split of homeowners to renters with 52% going to the former and an estimated 8% vacancy rate.

With 1,160 homes sold in the last year, the median sale price was $147,000 and the median monthly rental rate was $1,285 according to MLS data.

5 min read

Where to Invest in Indianapolis: Washington Township

By Devon L. Hicks on Jun 9, 2019 10:00:00 AM

We work with numerous investors on a weekly basis, many of whom are new to the Indianapolis market, or are new to REI in general.

If you find yourself in one of those categories, you’ve probably asked the question, “Where should I invest in Indianapolis?”

While we’ve touched on this topic in a previous blog, we thought it was time to dive a little deeper.

We’re going to breakdown the Central Indiana market for you, township by township.

We hope this series will offer some insight into what Indianapolis has to offer, and will help you determine the best area to invest in for your goals and strategy.

First up, Washington Township.

Now, our office happens to be located here, so we may be a little biased, but we had to start somewhere!

9 min read

How Does the Marion County Sheriff Sale Work?

By Jeremy Tallman on Jun 2, 2019 10:00:00 AM

**Note: This blog was updated - again - on June, 2019, to reflect new changes to the Sheriff Sale.**

This is a topic I’m shocked has taken us so long to blog about.

We’ve been attending the Marion County Sheriff Sale since 2005.

And - wow - do we have stories to tell.

Lot’s of them, which we may decide to do in future blogs.

But, to start, I thought I would use this blog to discuss the basics of the Marion County Sheriff Sale.

Sort of a “Marion County Sheriff Sale for Dummies” blog.

Note: I’m obviously not a lawyer, not an expert on foreclosures, so I’ll provide a VERY basic overview of the process.

7 min read

What Do A,B,C,and D Class Properties Look Like in Indianapolis?

By Devon L. Hicks on May 26, 2019 10:00:00 AM

If you’ve been investing in real estate for any period of time, or even if you’re just in the research phase, you likely know about property classes.

Just in case you’re brand new to REI and have no clue what I’m talking about, there’s an informal grading system that investors use to classify properties.

Yes, I mean literal grades such as an “A” property or “C” property.

I say it’s informal because everyone has their own variation and subjective opinions about what each grade constitutes.

One investor may think a property is a “B” class while another considers it a “C”.

Some grade on an A-B-C scale while others go all the way down to an “F”.

Some go even more in depth by adding pluses and minuses into the mix.

But with all that aside, at its core, the grading system is universally known and is an important factor to consider because each class represents a different level of risk and return.

As a company who manages mostly A/B properties, we are often asked what those types of properties look like.

So, we thought we would take some time to break down each class, provide some real life examples from right here in Indianapolis, and hopefully be able to help you determine which class of property best fits your investment goals.

For the purposes of this blog, we’re going to use an “A” through “D” scale.

5 min read

3 Reasons to Choose a Local vs. National Property Management Company

By Jeremy Tallman on May 19, 2019 10:00:00 AM

In previous blogs, we’ve discussed how residential Property Management is consolidating and is, generally, getting more professional.

While there remain lots and lots of the classic Ma and Pops out there managing homes, Corporate America has taken a definite interest in our industry.

And, more importantly, Corporate America has entered markets offering a national presence.

It’s hard to tell, exactly, how things will progress from here, but the corporate trend has started.

And if you are an investor who uses a 3rd party property management company, you need to understand what this means to you and your investment.

Because, clearly, you now have a lot of choices when it comes to Property Management in Indianapolis.

3 min read

3 Reasons to Use Your Property Management Company to Buy Rental Properties

By Devon L. Hicks on May 12, 2019 10:00:00 AM

When it comes to finding and purchasing rental properties, you want to ensure you have a knowledgeable, experienced partner to help you in your search.

Buying investment properties is a whole other ball game compared to simply purchasing a personal residence.

You have to think about the make-ready work, rent rates, cash flow, appreciation, crime rates, school districts, property taxes, etc, and how it will all fit in with your goals and strategy.

You also have to think about management. Are you going to self-manage or have a third-party handle that for you?

If you’re going to hire a Property Manager anyway, why wouldn’t you take advantage of using their brokerage services as well?

It makes sense on so many levels, and we’re going to discuss a few reasons why:

2 min read

18 of the Most Actionable  Podcasts for Real Estate Investors

By Devon L. Hicks on Apr 28, 2019 10:00:00 AM

We're all about educating and advising here at T&H Realty Services. 

That's why we like to provide resources from every possible channel to help you in your real estate investing ventures. 

5 min read

Pros and Cons to Selling Your Indianapolis Rental Property Vacant vs. Occupied

By Jeremy Tallman on Apr 21, 2019 10:10:00 AM

While we preach that real estate is a long-term play, sometimes it just makes sense to sell.

Selling, like Buying, is a natural part of the investment cycle.

And, in some cases, it can be a smart move.

As a fully licensed brokerage, we’ve helped many of our Clients in the sale of their rental properties and one of the most frequent questions we get asked is, “should I wait until my Tenant vacates or sell it occupied?”

And the answer is, it all depends.

On what, you may ask?

Well, there are several factors that you need to consider when deciding to sell your rental property occupied or vacant.

Outlined below are some pros and cons for each which will hopefully help you decide the best option for you and your property.

2 min read

Indianapolis Property Management Update: Rental Statistics Q1, 2019

By Jeremy Tallman on Apr 14, 2019 10:00:00 AM

It's hard to believe we've already finished up the first quarter of 2019. 

While there are no major surprises this time around, there are a few things to take note of.

I'd also like to take a moment to point out that these numbers come straight from the MLS, and obviously not all rental properties are listed there. While this analysis isn't comprehensive, it definitely gives a great overall look at how the market is performing. 

Lets take a look at the numbers... 

3 min read

Inside T&H: Terminating Your Contract

By Jeremy Tallman on Apr 7, 2019 10:00:00 AM

I’m sure you’ve heard the saying, “all good things must come to an end”, and as we wrap up our “Inside T&H” series, that’s exactly what we want to talk about.

The end.

While we hope to remain your partner for years and years to come, there will inevitably come a time when we part ways.

Terminating a contract is never something we look forward to, but we understand that it’s a natural part of the investment process.

And when it’s time to end your contract, we want to make sure you are handled with the same care as we provided when you began the relationship with us.  

We have identified 3 main reasons why you may want or need to terminate your contract and the process involved in each.

6 min read

26 Real Estate Investing Books Every Landlord Should Read - Then Read Again!

By Devon L. Hicks on Mar 31, 2019 10:00:00 AM

I think we can all agree that education is one of the most powerful tools you can employ in the real estate investing world. 

In an industry that's so dynamic, if you're not constantly learning, you won't be successful. 

Luckily, in the age of the world wide web, infinite information is available at the click of a button.

The Resource Center our on our website, which is loaded with great information concerning real estate investing and property management, receives a lot of activity, so there’s obviously a thirst for knowledge out there. 

And outside the web, there are some tremendous resources to fill your brain. New books are coming out all the time and there are some really good ones out there. 

We've decided to make it even easier for you by compiling a list of 26 of the most popular and widely-read real estate investing books. 

Whether you're just starting out or have been in the game for a while, there's a book in this list for you. 

4 min read

Inside T&H: Handling Security Deposits

By Devon L. Hicks on Mar 24, 2019 10:00:00 AM

At T&H Realty Services, a key part of our Property Management service is to provide our Owner Clients with the highest degree of protection for their asset.

Clearly, obtaining a proper security deposit from your Tenant is a big part of this.

A security deposit is one of the most important lines of defense for Landlords. A security deposit not only protects the property, but also the Landlord’s finances should anything be damaged during their renter’s lease period.

Let’s dive a little deeper into how we handle this very important issue for our Clients.

6 min read

Inside T&H: Managing the Move-Out and Turnovers

By Devon L. Hicks on Mar 17, 2019 10:00:00 AM

Several blogs back we discussed our move-in process.

While you will see some similarities between our move-in and move-out processes, move-outs are obviously a whole different ball game.

Knowing that you’re losing a Tenant as opposed to gaining one puts some added tension on you as the property Owner, and we understand that.

The process of moving a Tenant out and getting the home in rent-ready condition again is relatively involved and our whole staff puts in a lot of time and effort to coordinate everything for you in the most efficient manner possible.

You want to minimize vacancy, and so do we.

If you’re not getting paid, we’re not either.

Let’s take a closer look at our move-out and turnover process so that you can have an overall better understanding of how we handle these big events for our Clients.

6 min read

Inside T&H: Handling Evictions and Collections

By Jeremy Tallman on Mar 10, 2019 11:00:00 AM

In the grand scheme of being a Landlord, there are few things more painful than an eviction.

No Landlord wants them.

But, if you do this long enough, you’ll almost certainly have to evict a Tenant.

At T&H Realty, we evict less than 1% of the Tenants we place.

Unfortunately, in spite of our best efforts and in spite of extreme Tenant screening, evictions are a harsh reality of being a Landlord.

Because, as we all know, life happens: Divorce, job loss, illness ,etc.  

Evictions, as you might guess, require significant care from our team, and we are prepared to communicate with you heavily until the situation is resolved.

Rest assured that we're here to expedite the process and get your property re-rented as quickly as possible.

Below is a basic guide to how we handle evictions for our Clients.

4 min read

Inside T&H: Lease Management and Enforcement

By Jeremy Tallman on Mar 3, 2019 10:00:00 AM

Usually, when you think of what a Property Management company does, the first things that likely come to mind are collecting rent, handling maintenance issues, conducting move-ins, and other notable events.

And, clearly, those are are important functions. 

But, you may not even realize all of the smaller, in-between tasks that come with the job.

The tasks associated with managing and enforcing the terms of our Lease make up a big part of what we do for you as a rental property owner.

The key, obviously, to managing this minutiae comes down to a strong Lease. To use a cliche... the devil is in the details.

A strong Lease not only sets expectations and standards for the Tenant, but it protects you and your asset.

And even with a strong Lease, you must have the systems and resources in place to enforce it.

So, today, we’re going to discuss a few ways we do this for you.

4 min read

Inside T&H: Renewals

By Jeremy Tallman on Feb 24, 2019 10:00:00 AM

As we’ve discussed numerous times, vacancy is a cash flow killer.

Not only is it important to rent the property quickly, it’s equally, if not more important, to keep your Tenant in your property.

Renewals are a Landlords best friend.  

And as we’ve mentioned in other blogs, renewals are a win-win-win situation, so we do our best to make as many as possible happen.

I say renewals are a win-win-win for the following reasons:

  1. You don’t have to put out any money for turnover costs or suffer any vacancy.

  2. The Tenant doesn’t have to deal with the cost and hassle of moving.

  3. Each member of our staff gets a year end bonus dependent on the amount of renewals we have, so the more the better!

5 min read

Inside T&H: The Indianapolis Investor's One-Stop-Shop

By Devon L. Hicks on Feb 17, 2019 10:00:00 AM

When we say, “We are so much more than just a property management company”, we mean it.

3 min read

Inside T&H: Owner Statements & draws

By Jeremy Tallman on Feb 10, 2019 10:00:00 AM

In our last blog, we talked about the various aspects of the Owner Portal.

4 min read

Inside T&H: The Owner Portal

By Jeremy Tallman on Feb 3, 2019 10:00:00 AM

When you become become a Landlord, you are entering into a business.

This is a sentiment that we have echoed time and time again, and will continue to do so.

Having the right mindset from the get-go is vital to running a successful business. To that end, we do our best to ensure all our Clients understand what they are getting into when they become rental property owners.

Another key to running a successful business, is having the proper tools.

We provide these tools in the form of our Owner Portal.

7 min read

Inside T&H: Day-to-Day Maintenance Processes

By Scott Hallberg on Jan 27, 2019 10:00:00 AM

So, your Tenant has been screened, the lease is signed, we’ve conducted the move-in, and you’ve started seeing income in the form of rents.

Things are going according to plan.

That is, until we get a phone call from the Tenant that goes something like this:

“Help! We woke up this morning and there’s water pouring through our ceiling!”


“We just got back from dinner and it's 45 degrees inside our house. We can’t get the furnace to work at all.”

Maintenance issues are some of the biggest concerns for Investors because they are, of course, associated with expenses that translate into lost cash flow.

We get that.

We know that as far as expenses go, maintenance expenses are some of the largest and most frequent you’ll face.

And because of that, many of you want to know exactly how we’re going to handle this very important aspect of your investment.

So, we decided to give you a clear look at how we handle maintenance issues here at T&H Realty Services on a day to day basis.

5 min read

BRRRR: 2019's Hottest Real Estate Investment Strategy

By Jeremy Tallman on Jan 20, 2019 10:00:00 AM

If you’ve been on BiggerPockets recently, or are involved in REI at any capacity, you’ve more than likely heard about this trending investment term.

It’s known as BRRRR.

When I first saw the term, I wasn't sure what to think. 

I'd receive emails with subjects that said, "Check out this BRRRR deal!"

Did it mean a really, really cool deal?

Didn't make sense to me.  

After some quick investigation, I learned BRRR was actually an acronym that stands for: Buy, Rehab, Rent, Refinance, Repeat.

Brandon Turner, VP of Growth at BiggerPockets, coined this catchy, new term.

Now, there’s nothing new about this strategy. It’s sort of just a hybrid between “Buy and Hold” and “Fix and Flip”.

In fact, even though we didn’t use the term BRRRR back then, this is exactly how my business partner and I got started back in the early 2000s.

So, what exactly is this method, and why has it become so wildly popular?

2 min read

Indianapolis Property Management Update: Rental Statistics Q4, 2018

By Jeremy Tallman on Jan 13, 2019 10:00:00 AM

Happy New Year, everyone!

It's time to recap last Quarter's rental activity in Central Indiana, as well as examine 2018 in whole. 

In short, as we've noted many times in this blog, the rental market remains healthy in Central Indiana. 

While we did just experience our first snow storm of the season, this Winter has been extremely mild, which, I'm sure, helped generate more activity than we normally see this time of year. 

4 min read

Inside T&H: Rent Collection

By Jeremy Tallman on Jan 6, 2019 10:00:00 AM

Rent collection.

It’s the grease on the the investor’s skids.

The fuel to the engine.

Without it… well, there’s no reason to own rental property.

And because of that, we take rent collection very seriously here at T&H Realty Services.

Effective rent collection, as we’ve noted in other blogs, starts with effective Tenant screening.

But even highly qualified Tenants can sometimes run into payment issues.

And when that happens, it’s critical that you have the right system in place - a system that helps make paying rent your Tenant’s #1 priority.

16 min read

Top 10 Indianapolis Property Management Blog Posts of 2018

By Devon L. Hicks on Dec 30, 2018 10:00:00 AM

If you haven't noticed by now, we're BIG on providing content. 

But, not just any plain, old content.

We strive to produce helpful, actionable content that Indianapolis Investors and Landlords can use to help educate themselves and be more successful in the Indy market. 

Thanks to you, our readers, we also hit several milestones in 2018, including most blog views in a month!

While we would love to take a look back at all 49 articles we published this year, we know you're busy, so we narrowed it down to the top 10!

5 min read

Inside T&H: Managing the Move-In

By Jeremy Tallman on Dec 23, 2018 10:00:00 AM

“We have an approved application on your home..”

Ah, music to an investor's ears.

Getting the news that your property is about to be occupied is probably the best thing you’ll hear all day.

However, there are a lot of steps to take between approving an applicant, and the physical move-in.

Not to burst your bubble, but there are quite a few things that can go wrong during the time an applicant is approved and the actual move-in.

You just can’t predict the future when you’re dealing with such a wide variety of individuals.

But not to worry.

We have developed a system that helps mitigate potential issues, and our team is a well-oiled machine that works together to provide a smooth process for potential Tenants.

So, once we have an approved application on your home, here’s what happens next.

4 min read

Inside T&H: Best In Class Tenant Screening

By Jeremy Tallman on Dec 16, 2018 10:00:00 AM

Out of the many, many tasks a Property Management company completes, Tenant screening is - hands down - one of the MOST important.

The people who end up residing in your property can make or break your investment and Fair Housing is not something you want to find yourself violating.

Finding high quality Tenants is vital and something we take very seriously.

We’ve developed a successful system here at T&H and wanted to share it with you so that you are aware of how we will screen potential Tenants that apply for your property.

So, after your home is made-ready, marketed, and showings occur, the goal is for applications to start arriving right away.

7 min read

Inside T&H: Marketing Your Indianapolis Rental Property

By Devon L. Hicks on Dec 9, 2018 10:00:00 AM

Once we’ve taken over management of your property, gotten all of the necessary paperwork in order, and have it in rent-ready condition, it’s time to show it off to the world.

We pride ourselves on having one of the most comprehensive and successful marketing plans in Indianapolis. In fact, we typically rent our homes 2-3 weeks faster than our collective competition.

It’s not by dumb luck that this phenomena occurs. We put a lot of time, effort, and staffing into our marketing efforts to ensure your home is seen by as many qualified Renters as possible.

4 min read

Inside T&H: Taking Over Management of a Vacant Property

By Jeremy Tallman on Dec 2, 2018 10:00:00 AM

So, you are all signed up, set up, and you have a vacant property.

Vacancy, as we discuss over and over, is the single biggest drain on an investor’s return.

We’re on the same page with you, and our goal is to get the property in rent-ready shape and on the market as soon as possible.

Let’s spend some time reviewing our processes whenever we take over management of a vacant property.

5 min read

Inside T&H: Taking Over Management of an Occupied Home

By Jeremy Tallman on Nov 18, 2018 10:00:00 AM

Now that you are a Client of ours, how we initially proceed is dependent on the occupancy status of the home.

Prior to 2017, almost all the homes we placed under our management were vacant. Occasionally, we picked up occupied homes, but not often.

However, that’s all changed.

Now, a significant portion of homes we take on are occupied… generally from other management companies in Central Indiana.

As a result, we’ve created detailed processes on the proper way to onboard an occupied property.

Bottom line: We’re pretty good at it.

7 min read

Inside T&H: Becoming Our Client

By Jeremy Tallman on Nov 11, 2018 10:00:00 AM

At T&H Realty, we strive to be totally transparent with our Clients and prospective Clients.

One of our core values is “Always Educating and Advising.”

Generally, this starts well before we even speak to potential Clients.

As you may know, our website is LOADED with information… from our detailed pricing breakdown, as well as other informative, insightful content.

In an effort to further facilitate this mission, we have decided to produce a series of blogs detailing the inner workings of our company. You can expect to see topics on everything from how we handle move-ins and security deposits, to how we handle evictions and turnover work.

We want our current Clients to have a firm understanding of our processes, and prospective Clients to know what we’re all about even before signing with us.

So, let’s start at the beginning… “Becoming our Client.”

6 min read

Inside T&H: Using Rently to Rent Your Home Faster

By Devon L. Hicks on Nov 4, 2018 10:00:00 AM

*This blog is intended for Clients and Prospective Clients to further understand the Rently Self Showing System and how we utilize it to benefit our Owner Clients.*

8 min read

Smoke Detectors: What Indianapolis Landlords Need to Know

By Devon L. Hicks on Oct 28, 2018 10:00:00 AM

In previous blogs, we’ve discussed the various obligations that you have as an Indianapolis Landlord.

On a very basic level, you’re required to provide your Tenants with a safe, clean, and habitable dwelling.

Drilling down into the safety aspect is where smoke detectors come in.

Yes, smoke detectors.

Those circular, plastic gadgets that we stick on our ceilings and don’t give a second thought about until the batteries start to die which causes that annoying, incessant chirping.

At which point, let’s be honest, we usually just end up taking the batteries out until we finally remember to replace them a month later.

In your personal home, you have the luxury of doing what you want (although I strongly recommend that you keep your smoke detectors in good working order as it could save your life). But the fact is, when you’re running a business, which you are when you become a Landlord, you don’t have that luxury.

You have a very distinct set of laws and guidelines that you have to follow.

Smoke detectors may seem like such a small, trivial issue in the grand scheme of rental property ownership.

But I assure you, if it wasn’t important, there wouldn’t be an entire section of Indiana Law dedicated to it.

11 min read

How Does the Marion County Tax Sale Work?

By Devon L. Hicks on Oct 21, 2018 10:00:00 AM

If you weren’t aware, the Marion County Tax sale just took place this past week in Indianapolis.

2 min read

Indianapolis Property Management Update: Rental Statistics Q3, 2018

By Jeremy Tallman on Oct 14, 2018 10:00:00 AM

The Central Rental Market Machine chugged right along during this year's Third Quarter, posting some impressive numbers, particularly in Indianapolis. 

Generally, prices are steady, number of rented homes are up and days on market are down. 

All of which are good numbers for Landlords. 

6 min read

How Do Emergency Evictions Work in Indianapolis?

By Devon L. Hicks on Oct 7, 2018 10:00:00 AM

We’ve discussed Indianapolis evictions at length in past blogs.

There are evictions that benefit you as the Owner, and there are evictions that can benefit Tenants (Constructive Eviction).

There is, however, a third type of eviction.

This is the holy grail of evictions, if you will.

The eviction process that every Landlord dreams about.

The ever elusive, highly coveted….Emergency Eviction.

For those of you who have gone through the unfortunate circumstance of having to evict a Tenant, you know it can be a grind.

It’s not an instant solution.

In fact, it can take weeks, or even months, to go through a typical eviction court process.

In a perfect world, you could dispel lease violating Tenants within days, but unfortunately, that’s not our reality.

So, an Emergency Eviction is the closest we get; and even still, it has some major limitations.

7 min read

The PTFA: What Real Estate Investors Need to Know

By Devon L. Hicks on Sep 23, 2018 10:00:00 AM

I’m sure many of you can remember, or are at least aware of what the housing market was like around 2008.

Dismal to say the least.

The Case-Schiller home price index reported its largest price drop in history, foreclosures increased seven-fold, and there was a credit crisis that resulted from the bursting of the “housing bubble.”

The 2007-2009 recession was brutal, and it affected a lot of people.

If you were an investor or real estate professional during this time, you’re probably having some PTSD flashbacks.

Luckily, the housing market began to bounce back around 2012, and Warren Buffet was a major reason for that.

He was the spark that lit the fire for what is now single family home investing. He suggested investors should buy up homes while prices were low, and then reap the benefits when the market leveled out.

And that’s just what began to happen.

We can now see the results of that idea. It’s a MUCH different climate today.

In Indianapolis, there’s not even enough inventory to go around because so many people are investing here, and seeing major success.

Let’s go back to 2009 for a second, though.

6 min read

6 Tips to Manage Long Distance Rentals Effectively

By Ben Mizes on Sep 16, 2018 10:00:00 AM

Investing in your own backyard is an incredible strategy if you are able to find the deals that will help you achieve your investment goals.

If you happen to live in a market that doesn’t have the best returns, however, you need to look out of state. Managing long distance rentals effectively takes a bit of work, but many do it very successfully.

Here are their secrets.

8 min read

Tenant's Rights Prevail: Buying a Tenant-Occupied Indianapolis Rental Property

By Jeremy Tallman on Sep 9, 2018 10:00:00 AM

If you are like most investors out there, my guess is you spend a lot of time reviewing MLS listings.

I’ll also guess that you’ve run across some language in an MLS description that includes a phrase, “Tenant’s rights prevail.”

Here’s an example of a description I found on our local MLS system…

"Investor alert! Check out this spacious and updated ranch on Indy’s west side. Home went through a complete remodel 6 months ago, including new roof, HVAC, kitchen and bathroom updates. Home is Tenant occupied. Tenant’s rights prevail.”

Now, as you know, or as you should know, Tenants do have certain rights when living in a property, including...

  • The right to quiet enjoyment
  • The right to occupancy
  • The right to a habitable home
9 min read

11 Tax Deductions Indianapolis Landlords Need to Take Advantage Of

By Devon L. Hicks on Sep 2, 2018 10:00:00 AM

While owning rental real estate can be a great way to build wealth, it most certainly comes with its fair share of expenses.

Taxes are one of those expenses.

For every dollar you earn, you’ve got to give a few cents - or maybe more than a few cents - back to Uncle Sam.

No one can escape it.

Well, you can try, but that’s called tax evasion - a federal offense - so I wouldn’t recommend it.

Even though the IRS invokes fairly negative feelings by taxpayers, it isn’t all bad. In fact, the IRS offers rental property owners a hefty amount of tax breaks.

You just have to know where to look.

Unfortunately, the IRS isn’t going to provide you with a neatly, bulleted list of deductions and I doubt you’ll want to scan over the 73,000+ pages in the U.S. Tax Code to find them, so I thought I would highlight a few.

8 min read

What Maintenance Am I Legally Responsible for as an Indianapolis Landlord?

By Devon L. Hicks on Aug 26, 2018 10:00:00 AM

Recently, we’ve picked up a lot of properties from other Property Management companies in Indianapolis.

And when I say a lot, I mean a LOT.

This has given us the opportunity to see a wide range of Lease Agreements.

Some are pretty standard and some...well, some have been a little questionable in the legal department.

When we take over management of an occupied property, we must honor the Lease that is currently in place until the end of the term. We’ve been surprised at some of the provisions in these agreements, especially in regards to maintenance.

Some of the provisions explicitly outline that the Tenant is responsible for all maintenance in the rental home. 

Yes, all maintenance.

But, in the state of Indiana, this is neither legal nor ethical from a Property Management standpoint.

It’s also just downright lazy.

One of the main reasons property owners hire a PM is to handle maintenance issues. It’s a big part of what we do.

And one of the main reasons people decide to rent, is because they’re not ready to take on the commitment of home-ownership... i.e. maintenance.

So, forcing all of the maintenance onto your Renter is basically just a recipe for disaster.

11 min read

The Indianapolis Landlord's Guide to the SCRA

By Devon L. Hicks on Aug 19, 2018 10:00:00 AM

In the landlording business, there’s nothing quite as exciting as filling a vacant unit. When that 1, 2, or 3 year Lease gets signed, you sigh in relief at the thought of guaranteed revenue coming in for the next 12+ months, right?

That’s probably why it’s equally, if not more disheartening when you find out that your Tenant wants to break their Lease. Suddenly, you don’t have that security and frustration tends to take over.

I think we can all agree, that our first instinct in this situation is to fight back. Raise your hand if you’ve ever said or thought something along the lines of…"I don’t care what the reason is, they signed a contract!"

Unfortunately for us Landlords and Property Managers, Leases aren’t always the end all, be all.

In previous blogs, we’ve discussed several scenarios where Tenants may have the right to legally and freely break their Lease agreement, such as domestic violence disputes or when a Landlord fails to perform certain obligations.

Well, not to be the bearer of more bad news, but there’s yet another scenario that allows your Tenant to get out of a Lease without penalty, and it’s thanks to a little piece of legislation called the Servicemembers Civil Relief Act or the SCRA.

This is a very complex, and important law for you to be aware of. Since it’s Federal, it will affect you wherever you own rental properties in the United States.  

4 min read

Tales from an Indianapolis Property Management Company: Renting in a Rent Restricted HOA

By Jeremy Tallman on Aug 12, 2018 10:00:00 AM

Like most property managers in larger cities, we manage a lot of homes in the suburbs.

You know, those idyllic settings several miles from the city center, where young families congregate in mass.

Areas full of chain restaurants, churches and strip malls.

Managing homes in Indianapolis ‘Burbs is great. The homes are usually newer and, because of generally strong school systems, always have a large Tenant base.

One caveat about most suburban areas, however, is the presence of Homeowner Associations (HOAs).

8 min read

How Do Constructive Evictions Work in Indianapolis?

By Devon L. Hicks on Aug 5, 2018 10:00:00 AM

Oftentimes, we think of Lease Agreements as a formalized list of Tenant requirements.

When is rent due?

What are the Tenant’s maintenance responsibilities?

When is the Tenant required to provide a notice to vacate?

Obviously, when a Tenant enters into a Lease Agreement, you expect them to abide by the provisions stated in the Lease.

And if they fail to honor those obligations, you, as a Landlord, have definite rights to seek damages.  

But here’s something that I think Landlords sometimes overlook…

When you enter into a Landlord-Tenant relationship, not only does the Tenant have obligations, but you do as well.

Yes, you, as a Landlord, have responsibilities.

Even if those responsibilities aren’t explicitly mentioned in the Lease.  

Just as you can evict a Tenant for violating the Lease, you can indirectly and inadvertently  “evict” a Tenant by not providing adequate or safe housing.

In real estate law, this is called a Constructive Eviction and it’s much, much worse for Landlords than a regular eviction.  

So, let’s dig into this a little bit.

7 min read

Aggressive Dog Breeds vs. Insurance: What Indianapolis Landlords Need to Know

By Devon L. Hicks on Jul 29, 2018 10:00:00 AM

I want to start out by saying that we, as a company, LOVE dogs.

Almost every one of our staff members has at least one furry friend and from a business standpoint, we encourage property Owners to allow pets in their rentals.

In our experience, the pros of having a pet friendly unit far outweigh the cons.

However, ‘pet friendly’ shouldn’t equate to any and all animals welcome.

Unfortunately, there are certain dog breeds that have garnered an unfavorable reputation and, in turn, have become too much of a liability for insurance companies to protect and, therefore, Landlords to accept. 

As unfair as it may seem to stereotype entire breeds, insurance companies are supposed to evaluate the risk of an incident happening, and they often feel that the presence of certain dog breeds on a homeowner's property boosts that risk.

Certain dogs simply pose a higher risk of harming someone more than others, so to many, it makes sense to ban those breeds from coverage.

7 min read

How Should I Handle a Domestic Violence Dispute in My Indianapolis Rental Property?

By Devon L. Hicks on Jul 22, 2018 10:00:00 AM

Domestic violence probably isn’t one of the first things that comes to mind when you think of Landlord responsibilities.

It may not even come to mind at all.

But the fact is, that 1 in 3 women and 1 in 4 men in the United States have experienced some form of domestic violence within their lifetime.  While these are disturbing statistics, they reveal how critical it is that Landlords and Property Managers understand their local laws, both to help protect Tenants and to avoid unwittingly breaking Landlord-Tenant laws.

So, if you haven’t guessed already, we’re going to take some time to discuss an Indianapolis Landlord’s obligations in a domestic violence situation.

3 min read

Indianapolis Property Management Update: Rental Statistics Q2, 2018

By Jeremy Tallman on Jul 15, 2018 10:00:00 AM

Updated, fresh from the oven, Indianapolis rental statistics are in for Second Quarter, 2018.

Mostly, things were steady, but a couple of interesting numbers appeared that are worth some discussion. 

10 min read

Excessive Tenant Fees: The Property Management Trend That Needs to Be Addressed

By Jeremy Tallman on Jul 8, 2018 10:00:00 AM

I’ll take some heat for this blog.

I can already anticipate some eye rolling, some emails, maybe a phone call or two.

Likely a few flames thrown my way in some internet forums.

By and large, my peers won’t like this.

But over the past year or two, a trend has emerged in the residential property management industry that has caused me some concern.

So much of a concern, that I thought it was time to discuss it in an open forum.

As someone who values our industry, wants to protect it, and wants it to succeed, I’m afraid we’re well down a road that needs a better road map.

So, I’m a big boy and I’ll gladly accept any backlash that may occur.

11 min read

An Indianapolis Property Manager's Review of SimpliSafe

By Jeremy Tallman on Jul 1, 2018 10:00:00 AM

*This review is not paid for or solicited by SimpliSafe or any of its affiliates.*

Break-ins are a real and unfortunate reality of owning rental properties.

They rank right up there with some of the more difficult parts of being a Landlord.

Several years ago, when break-ins occurred in a rental property, options were limited in terms of security systems.

No matter which provider you went with, a long-term contract was almost always a part of the deal and an invasive installation was always required.

So, if the property was vacant, a Landlord had a decision to make… either wait until a new Tenant took possession (and chance another break-in) or bite the bullet and sign-up for a multi-year contract.

Neither option was a good one.

7 min read

3 Major Reasons the Condition of Your Indianapolis Rental Property is Important

By Jeremy Tallman on Jun 24, 2018 10:00:00 AM

Is condition really important?

If you are an experienced Investor - someone who has rented several homes or a home several times - you already know the answer, right?

Of course condition matters.

And while the answer seems simple, we occasionally have to remind some of our Clients that condition does indeed matter.

It matters, most importantly, to your bottom line.

Gone are the days when Landlords could simply offer a house that didn’t leak, provided heat and, attracted a good Tenant.

Today’s Tenant is demanding and, if you don’t react accordingly, you’ll find yourself with a worn out property.

A worn out EMPTY property.  

6 min read

6 Tips to Find the Perfect Home Neighborhood in Indianapolis

By Micheal Brennan on Jun 14, 2018 2:27:26 PM

*Guest Blog Post *

Whether you're buying or renting, the idea of "location, location, location" being essential to a good real estate investment might seem like a cliché, but that doesn't make it any less important.

While there are plenty of factors you'll need to think about when moving to a new house, from how many bedrooms you need, to whether you need a spare bathroom, there are few things more important than where you decide to lay your hat.

With a reliable real estate agent  or Property Management Company at your side, you have the world at your feet, and endless opportunities to find a home that suits you perfectly. With that in mind, we're going to cover just a few of the tips you can take with you when you're looking for not just your dream home, but the ultimate community too.

Topics: For Tenants
8 min read

The 10 Most Common Legal Mistakes Indianapolis Landlords Make

By Devon L. Hicks on Jun 10, 2018 10:00:00 AM

In the rental property industry there are always two sides of the coin - Landlords and Tenants.

In a perfect world, everything would always go smoothly, everyone would get along, and both parties would see eye to eye. 

Unfortunately, we live far, far away from that world. 

Every state has laws in place to protect both property Owners and Renters and there are certain requirements expected of each. You've heard the saying: "with great power comes great responsibility." Well, as a Landlord, you hold a great deal of power in your hands and so you have a greater burden of expectation. 

After being in business for over 10 years, we've made our fair share of mistakes and we've seen the pitfalls that other Landlords have fallen into as well. 

The bottom line is, it's on you - not your Tenant, not your lawyer - to ensure you're complying with state, federal, and municipal laws. Ignorance will not hold up in a court of law. 

Take a few minutes to read about the most common legal mistakes we've seen Landlords make across the board so that you don't suffer the same fate.  

6 min read

What's the Deal with Oceanpointe Property Management in Indianapolis?

By Jeremy Tallman on Jun 3, 2018 10:00:00 AM

We’ve been inundated with calls over the past several weeks from investors who share a similar story.

The conversation goes something like this.

“I need help. I own a few properties in Indianapolis and I haven’t received rent in (fill in the blank) months. No one is returning my calls. I feel like I’ve been scammed.”

For the most part, these homes are located in some of the worst areas of Indianapolis. I’ve used this illustration in the past to describe it best… picture the worst parts of Indianapolis and then picture the worst homes inside those neighborhoods.

Generally, those are the homes we’re discussing.

And inevitably, as we further discuss things with the investor, we learn that they were using Oceanpointe to manage their homes.

15 min read

What Indianapolis Landlords Need to Know about 1031 Tax-Deferred Exchanges

By Devon L. Hicks on May 27, 2018 10:00:00 AM

I think I speak for most of us - if not all of us - when I say that taxes can be complicated. 

But, unfortunately, as a real estate Investor, taxes are a big part of our life and in order to be successful, we have to stay informed. 

We've got property taxes, sales tax, write-offs, state, federal, the list feels never-ending sometimes. 

Luckily for us though, we get a ton of perks when it comes to taxes, which most individuals can't claim. 

On top of the plethora of items we can write off, there's another tax benefit special to real estate Investors - 1031 Tax Deferred Exchanges. 

If you're looking to grow your portfolio and continue building wealth through REI, this could be a very viable option for you. There are some fantastic benefits and a LOT to learn about the process. 

*I would just like to disclaim that I am not a tax adviser or financial planning expert and you should consult one before you begin conducting a 1031 exchange.* 

10 min read

Should I Accept Section 8 for My Indianapolis Rental Property?

By Jeremy Tallman on May 20, 2018 10:00:00 AM

A hot topic in the world of Real Estate Investing right now, is whether or not Landlords should accept Section 8.

Or rather, if they have to accept Section 8.

Many municipalities across the country are opting to make “source of income” a protected class. 

What does this mean for property Owners?

Basically, it makes your decision for you.

This increasingly popular trend ensures no Tenant is turned away due to being on a housing assistance program. In essence, you’re required to accept Section 8 vouchers.

So far, the state of Indiana has yet to implement this new protected class, but I’m sure it’s only a matter of time.

For now though, if you own rental properties in Indianapolis, you still have a choice.

So, let’s dive a little deeper into the world of Section 8 to:

  1. Help you determine whether or not you want to accept it for your properties.

  2. Educate you so that you’re prepared in the event you have to start accepting it.
5 min read

Tales from an Indianapolis Property Management Company: Why Tenants and Owners Should Never Meet

By Jeremy Tallman on May 13, 2018 10:00:00 AM

Today, we thought we would begin a regular - or not so regular - blog series that brings you real-life stories, from a real-life Property Management Company - us - about various situations relevant to the day-to-day life of a Property Manager.

I’m certain, as single family Property Management continues to grow, that someone will produce a reality TV show about our industry.

Because, as you can imagine, or as you may know if you are a Landlord, there can be a lot of drama in the rental business.

Today’s story details an event that happened many years ago.

It was an event that was very painful, taught us some valuable lessons, and made us a much better Company in the long run.

But - wow - was it difficult.

10 min read

The Pros and Cons of Forming an LLC to Invest in Indianapolis Rental Real Estate

By Devon L. Hicks on May 6, 2018 10:00:00 AM

If you’re reading this blog, it’s probably safe to assume that you’re conducting research to determine whether or not you should form an LLC for real estate investing purposes.

The good news is, there’s a fair amount of information out there, the bad news is, there’s no general consensus. Investors are are pretty torn on this issue and both sides of the argument seem to be passionate about why they’re right.

You can see a clear example of that in these two BiggerPockets articles, one against using LLCs and a rebuttal discussing why you absolutely should.

Out of the hundreds of investors that we represent, around 15% of them have formed LLCs to conduct their rental property business. That may not seem like an overwhelming majority, however, I think it’s a big enough number to warrant further discussion.

We certainly can’t tell you one way or the other what you should do, but there are definitely some pros and cons that you should be aware of when using an LLC for REI.

11 min read

An Indianapolis Property Manager's Review of Propertyware

By Jeremy Tallman on Apr 29, 2018 10:00:00 AM

If you Google “Property Management Software”, you will be overwhelmed at the amount of results that come back.

There are literally dozens of different companies out there all vying for your business and it can be daunting trying to scan through reviews and product descriptions to determine what solution will work best for you.

If you have been researching different PM software, you’ve most likely come across Propertyware. It’s by far one of the most popular options on the market right now along with Appfolio, Buildium, and a few other big names.

Our Company uses Propertyware. Today, we thought we would give you an extensive review of the product that we’ve used for more than 10 years.

*This review is not solicited or paid for by Propertyware or any of its affiliates.*

7 min read

5 Tips to Minimize Vacancy in Your Indianapolis Rental Property

By Jeremy Tallman on Apr 22, 2018 10:00:00 AM

Vacancies present quite a challenge to Real Estate investors.

And in spite of your best efforts, vacancy is inevitable. No matter how good of a Landlord you are, Tenants are eventually going to move. And when they do, it's critical to minimize that vacancy as much as possible.

Tenant turnover is a big expense for many Landlords in the first place. And if you can't get the property re-rented in a reasonable amount of time, lost rents, cleaning costs, maintenance and advertising will compound the Vacancy Effect.  

In a previous blog we discussed ways to increase Tenant retention, and today we are going to share some ways you can reduce down time between Tenants.

9 min read

Vacancy: The Ultimate Indianapolis Rental Property Cash Flow Killer

By Jeremy Tallman on Apr 15, 2018 10:00:00 AM

When you think about rental property expenses, things like maintenance, management fees and mortgages are probably what come to mind.

But there’s one item you may not find when Googling typical costs associated with owning rental real estate.


Now, you can argue that vacancy isn’t an expense per se. It doesn’t show up as a line item on your Profit & Loss statement, but it does have an impact on your income, and is what we’ve called time and time again a “cash flow killer.”

We always advise our Central Indiana Investors to consider vacancy as an associated cost of owning a rental property and to budget accordingly. A general rule of thumb is to expect your property to be vacant for at least one month out of the year or, at a minimum, 8%. Most industry experts will argue that 10% is a better number.

Fortunately, vacancy is currently at a cyclical low nationally, and Indianapolis is set to see a vacancy rate of 6.9%, which is down 70 basis points from 2016 according to homeunion.com.

Even though single family home vacancy rates are on the decline, it’s critical to be prepared for when your property sits vacant longer than you anticipated.

2 min read

Indianapolis Property Management Update: Rental Statistics

By Jeremy Tallman on Apr 8, 2018 10:00:00 AM

After suffering through its worst quarter in four years, the Central Indiana rental market saw a huge rebound during this year's first quarter.

In spite of a less than stellar January, where frigid temperatures kept a lot of people indoors instead of out looking for rental homes, first quarter numbers were eerily similar to quarter one of 2017. 

7 min read

What Landlords Need to Know About Indianapolis Fair Housing Laws

By Devon L. Hicks on Apr 1, 2018 10:00:00 AM

Fair Housing laws are right up there with property taxes and insurance when it comes to level of excitement for Landlords.

You may feel the Fair Housing Act is fairly straightforward and common sense, and you would never knowingly discriminate anyone from renting your property.

So, why is it such a big deal? Why even spend the time reading a blog about it?

We’ll tell you why.

Lawsuits, lawsuits and more lawsuits.

You would probably be shocked to know how many Landlords and Property Managers have been sued over housing discrimination issues due to ignorance of the law and what all it entails.

Violating Fair Housing guidelines isn’t as cut and dry as refusing to rent to someone because of the color of their skin.

There are numerous caveats and subtleties that you should be aware of to avoid an embarrassing and costly lawsuit.

So, in honor of National Fair Housing Month, we thought we would spend some time breaking down the Fair Housing Act so that you don’t make any of these avoidable mistakes.

8 min read

Can I Raise Rents Every Year on My Indianapolis Rental Property?

By Devon L. Hicks on Mar 25, 2018 10:00:00 AM

If you are a rental property Owner at this point in time, you are part of a monumental shift in the market.

Between younger generations preferring renting to buying, along with the lingering ramifications of the housing crash, we’re seeing the strongest stretch of rental growth since the 1980s.

What may be a Renter’s worst nightmare is a Landlord’s dream come true.

Rising demand for units + low inventory = Increased rent rates.

According to CNBC, rents are at the top of the list for fastest rising consumer prices and there’s no sign of this trend slowing down.

If you subscribe to this blog, you know that rents in Indianapolis are definitely on the rise as well. 

You may have some reservations about raising your rental prices. You might be worried that raising rents will increase vacancy or scare off good tenants, or maybe you just really hate confrontation. These are legitimate concerns that deserve further discussion. 

You have to keep in mind that while your property is someone’s home, it’s also a business and an income generating investment and you need to treat it accordingly. 

While you may not be able to raise rent every year for the rest of your investment career, for the time being, we're in an environment that's certainly conducive to increasing rent rates. 

7 min read

How Good Maintenance Processes Help Retain Tenants

By Devon L. Hicks on Mar 18, 2018 10:00:00 AM

We’ve said it before and we’ll say it again: When you buy rental real estate, you’re entering into a small business.

As with all businesses, large or small, customer service should always be a major priority. After all, it’s easier and cheaper to retain customers than it is to find new ones.

As a Landlord, this holds true for you, too.

Maybe even more so than many other industries.

Effective Property Management is a critical component of any successful buy and hold strategy. If your Tenants renew, you save a TON of time, energy and money.

To maximize your investment, you should strive to retain good Tenants and avoid vacancy, which, as we’ve noted before, is a cash flow killer.

Arguably, one of the best ways to keep your Tenants happy is to practice good maintenance processes.

7 min read

The Best Age to Start Investing in Indianapolis Rental Real Estate

By Jeremy Tallman on Mar 11, 2018 10:00:00 AM

Several months ago, I was speaking with an investor friend of mine, who had just picked up a nice duplex in a solid area of Indianapolis at a foreclosure auction.

“Are you going to keep it?” I asked, knowing that he owned several rental homes already.  

“Nope. I’m going to flip it,” he said. “I’m too old to be buying more rentals.”

That hit me hard on a couple of different fronts.

One, he’s basically the same age as me. Too old... whaaatttt?

Two, does he have a point?  

Is there an age when buying rental properties no longer makes sense?

After pondering this idea for a while, I’ve come to this conclusion:

There are benefits to buying rental real estate at any age. We represent some very young investors and we represent some investors who have been in the business 50+ years.

Topics: New Landlord
8 min read

An Indianapolis Property Manager's Review of Rently Self-Showing Services

By Devon L. Hicks on Mar 4, 2018 10:00:00 AM

Technology has come a long way since we started in the real estate business back in 2000.

Self-Showing services are one of many new technologies that have come to the forefront of the rental property industry in the last few years. These services have changed the game when it comes to showing rentals and we are a real-life example of how they work.

There are a few major self-showing services out there right now, but we use a company called Rently.

Having used Rently for over a year now, we’ve had ample time to see the pros and cons of the service and thought we would share our opinion and experience with it.

This review is not paid for or solicited by Rently.

Topics: Marketing
5 min read

How Does a Security Deposit Work in Indiana?

By Jeremy Tallman on Feb 25, 2018 10:00:00 AM

Security Deposits are extremely important. 

Important to you as the Landlord, and important to your Tenant, because it's their money... until it isn't.

In fact, my guess is if you polled Property Management Companies around the country, the majority would say Security Deposits generate the most friction in their businesses. 

So, you need to have strong processes around Security Deposits, understand your state and local laws and still be prepared for some battles along the way.

Today, we thought we would discuss best practices concerning Security Deposit and provide some additional insight into how Indiana operates (or fails to operate, in some cases).

9 min read

10 Pre-Screening Questions to Ask Before Showing Your Indianapolis Rental Property

By Devon L. Hicks on Feb 18, 2018 10:00:00 AM

It’s no news to you that your rental property is a big investment, and as with all big investments, you have to be extremely careful about who you entrust it to.

If you decide to invest in the stock market, for example, you’re likely going to do your due diligence and conduct a copious amount of research before you commit to investing your hard earned money.

By looking at past and present trends, company information, and other factors, you can get a good grasp of how a stock will perform for you. But remember, there is always going to be some uncertainty and variables outside of your control that may affect the investment as well.

The same goes for owning rental real estate.

You may choose to hire a professional Property Management Company to handle all aspects of your property, including screening all potential Tenants. 

But, you might also decide to self-manage. And to perform your due diligence, you need to screen potential Tenants thoroughly. There are various ways you can do this such as background check, credit report, Landlord references, etc.

But before all that, by simply conducting a series of pre-screening questions, almost like an interview, you can get a good feel for the individual before they even see the property.

That, in turn, can save you, and the potential Tenant, a lot of time, trouble and money.

Topics: New Landlord
8 min read

What if Someone Breaks into My Indianapolis Rental Property?

By Devon L. Hicks on Feb 4, 2018 10:00:00 AM

As an owner of rental real estate, there are probably a few things you dread the most. Evictions, maintenance, and...break-ins.

Break-ins can be minor or extensive. They have the potential to leave your property heavily damaged and, if occupied, your Tenants feeling uneasy. 

Because of this, you should do everything within your power to prevent one from ever happening.

In Indianapolis, you have a 1 in 20 chance of being a victim of a property crime. With odds like those, you need to be prepared to handle this situation should it ever arise. 

7 min read

The Landlord's Guide to Indianapolis Rental Property Expenses

By Devon L. Hicks on Jan 28, 2018 10:00:00 AM

There are numerous reasons you may be thinking about becoming a Landlord, or maybe you have already made the decision. 

Perhaps you want a way to make some extra income or maybe you are being forced into it due to some extenuating circumstance: house won't sell, need to temporarily relocate, etc. Whatever the reason, you're probably curious about the costs involved with owning rental real estate. 

Unfortunately, there is no set expense budget. There's no magic formula to estimate what your yearly costs will be.

The fact is, the Real Estate industry is dynamic. You never know what issues may arise in a 12-month period.The best thing you can do is educate yourself and prepare the best you can to handle whatever gets thrown your way. 

Below is not an exhaustive list of possible expenses, but it should give you a pretty good idea of what to expect and plan for. 

Topics: New Landlord
8 min read

How Do Evictions Work in Indianapolis?

By Jeremy Tallman on Jan 21, 2018 10:00:00 AM

Nearly every time we speak to new Landlords, the subject of evictions comes up.

It’s a hot button topic.

A topic that creates anxiety.  

And an issue that pushes many Landlords into hiring a Property Manager. 

For this week’s blog, I thought I would lay out exactly what’s required to file eviction in Central Indiana, along with some helpful tips if you ever have to file.

7 min read

13 Tips for Properly Maintaining My Indianapolis Rental Home

By Devon L. Hicks on Jan 14, 2018 10:00:00 AM

More often than not, maintenance has a negative connotation in the rental property world.

The goal of all Landlords is to minimize it.

The goal of all Tenants is to ensure it’s done and done right now.

For Landlords, maintenance usually means something is broken, or there’s some other issue that’s going to cost them money.

But that isn’t, and shouldn’t always, be the case.

Most maintenance should be viewed as asset preservation as opposed to fixing and replacing.

Most experienced and successful Landlords understand that the better a property is maintained, the lower the long-term expenses should be, and the higher chances for Tenant satisfaction and longevity.

3 min read

Indianapolis Property Management Update: Rental Statistics

By Jeremy Tallman on Jan 7, 2018 10:00:00 AM

As many of you know, Central Indiana is a seasonal rental market. The first half of the year is booming, the second half... well, not so much.

And the 4th quarter of every year is always the slowest.

This year was no different. 

In fact, you'll have to go back more than four years to find a slower quarter for rental properties. 

2 min read

Our Top 10 Indianapolis Property Management Blog Posts of 2017

By Devon L. Hicks on Dec 31, 2017 10:00:00 AM

2017 has been a great year for content. Thanks to you, our readers, our blog has grown more in the last year than we ever thought possible!

We strive to create helpful, actionable, articles that will positively impact Landlords, Investors, and Property Managers alike. Sharing our experiences with you has been very rewarding and we look forward to continuing on into the new year.

As we ring in 2018, we wanted to take a quick look back at our top 10 posts of 2017. 

7 min read

Do I Have to Allow a Service or an Emotional Support Animal in My Indianapolis Rental Property?

By Devon L. Hicks on Dec 24, 2017 10:00:00 AM

Here at T&H Realty, we highly recommend that rental property Owners allow pets in their homes. It not only puts more money in your pocket, but it opens up your rental property to a larger market. According to a survey conducted by the American Pet Products Association, 68% of U.S. households own a pet. 

However, for whatever reasons, you may have decided that you don't want pets in your rental property, and that’s okay too. 

So, then the question comes down to, do you have to allow service and emotional support animals in your rental property? The short answer is yes. 

These animals and their owners have rights and privileges that you need to be aware of. It’s important to understand Fair Housing laws and how they will affect you.

This blog is only meant to be an informative piece of content and you should consult a real estate attorney before taking any action regarding this issue.

8 min read

How Much Will I Spend on Maintenance for My Indianapolis Rental Home?

By Devon L. Hicks on Dec 17, 2017 10:00:00 AM

We've been in the Property Management industry since the year 2000, and one of the most frequently asked questions from Landlords across the board is:

"How much will I spend on maintenance?"

As much as we want to provide a quick, one-size fits all answer, it's not that simple.

As you may know, maintenance expenses are dependent on a wide array of variables. There's no magic number we can give you because every property is a little different.

What we can do, however, is help you plan and create a budget for your specific property, and prepare you the right way for whatever maintenance issues may - and will - come your way.

3 min read

Return on Equity: The Best Real Estate Return Model You’ve Never Heard Of

By Jeremy Tallman on Dec 10, 2017 10:00:00 AM

Real Estate Investors like numbers.

Or, at least they should.

And, in our industry, there are plenty of numbers and return models to consider. In fact, we’ve blogged about all the major ones, including:

However, today I thought I would discuss a return model that most people never talk about. I’ll guess that most people have never even heard of it. But, it’s a model that we embraced at the beginning of our real estate careers and I think one that deserves a little more love.

Topics: New Landlord
6 min read

Your Guide to Navigating Indianapolis Property Management Reviews

By Jeremy Tallman on Dec 3, 2017 10:00:00 AM

There are no household names in the world of Property Management.

Anyone could rattle off a list of car manufacturers, television brands, or even local real estate companies.

But, Property Management is different.

And that can make finding a quality Property Management company difficult.

If you are like most people, unless you receive a trusted referral, you’ll take to the internet to learn about different Property Management companies, paying special attention to not only fees and services, but also to online reviews.

Reviews matter.

They absolutely sway opinions.

But they can also be confusing.

And yes, they can also be fake.

Today I thought I would spend some time discussing what to look for when reading various online reviews about Indianapolis Property Management companies.

Topics: New Landlord
4 min read

Who to Hire for Your Indianapolis Investment Dream Team

By Devon L. Hicks on Nov 19, 2017 10:00:00 AM

If you've been an investor for any period of time, you know the importance of choosing the right things. 

The right Realtor. 

The right property. 

The right Property Manager. 

The right vendors. 

Etc., etc., etc., 

These individuals and companies can make or break your investment experience. It's important to get into business with people who know what they're doing and have your best interest at heart. 

5 min read

How To: A Quick Guide to the Indianapolis Landlord Registry

By Devon L. Hicks on Nov 12, 2017 10:00:00 AM

Landlord registration is an ordinance that the City of Indianapolis, after much debate, established in 2015. It requires all Landlords and Owners of residential rental properties in Marion County to register with the City of Indianapolis' Department of Code Enforcement (DCE).

7 min read

The Pros and Cons of Leveraging vs. Paying Cash for Indianapolis Rental Properties

By Jeremy Tallman on Nov 5, 2017 10:00:00 AM

I know a lot of people will read the headline of this blog and move right along to something else.

Because, in reality, there’s definitely a segment of investors - particularly new investors - who aren’t in the position to actually pay cash for an investment property… at least an investment property that’s habitable and in a respectable area.

But, for those of you in the position where you could pay all cash for an investment home, I’m sure you’ve debated the idea of paying cash, or using a mortgage - leverage - to help pay for the property.

This is a long-standing debate in the investment world and one that really doesn’t have a magic bullet answer.

At the end of the day, the answer all comes down to your personal needs and wants and what makes the best sense for you as an investor.

So, I thought I would spend some time discussing Pros/Cons of both and also talk about how we’ve used both over the years during our investment ventures.

5 min read

5 Tips for Finding Quality Property Management in Indianapolis

By Jeremy Tallman on Oct 29, 2017 10:00:00 AM

So, you are in the market for a Property Manager.

My guess is that this decision is important to you.

It’s not one of those decisions that’s similar to purchasing, say, a stapler. While you may have a favorite and trusted place to buy a stapler, most people will generally look at the price, scan whatever features a particular stapler may have and make a quick decision.

If you’ve ever spent more than 1-2 minutes debating the type of stapler to buy, I’m certain you are in the minority.

Now, let’s compare that to searching for a daycare provider for your child.

In most cases, referrals from other parents you know will weigh heavily in your decision. If that’s not an option, you most certainly will read reviews of different daycares, visit the daycare or daycares you find appealing, and only enter into an agreement with a specific daycare provider when they’ve established a very high level of trust with you.

Where you place your child for potentially thousands of hours each year is a big decision and a decision you will only make after carefully reviewing your options.

And my guess is that price won’t be the determining factor. It will be part of the decision, for sure, but not the same way you decide on a stapler.

13 min read

6 Signs it May Be Time to Sell Your Indianapolis Rental Property

By Devon L. Hicks on Oct 22, 2017 10:00:00 AM

Investing in rental real estate is an exciting and challenging venture. It takes both strategy and, somtimes, some good fortune to be successful.

When dealing with rental properties, there are three key factors to consider:

  1. When to buy
  2. Where to buy
  3. When to sell

All three are equally important and extremely dependent on one another.

So, today, we thought we would spend some time talking about a question we’ve gotten from some of our Owners:

“When is a good time to sell my Indianapolis rental property?”

3 min read

Indianapolis Property Management Update: Rental Statistics

By Jeremy Tallman on Oct 15, 2017 10:00:00 AM

The 3rd Quarter statistics are finalized and the numbers are certainly both interesting and encouraging for Indianapolis Landlords.

In short, rents are on the rise and days on market are low, indicating a strong demand by Central Indiana residents in search of rental properties. 

4 min read

Should My Indianapolis Property Management Company Own Rental Real Estate?

By Jeremy Tallman on Oct 8, 2017 10:00:00 AM

I came across a blog post recently that discussed some tips on choosing the right Property Management Company. It was written in the highly popular Bigger Pockets blog and was directed, of course, toward investors.  

There were 8 tips and I whole-heartedly agreed with all but one.

It was point #2...

"2. Do they own any rental properties themselves?  For me this can be a deal breaker!" 


Topics: New Landlord
6 min read

Pros/Cons: Renting My Indianapolis Rental Home to Family and Friends

By Jeremy Tallman on Oct 1, 2017 10:00:00 AM


I get the temptation. You have a rental home and a family member or friend is interested in renting it.

Sounds like a nice idea.

Sounds easy.

Even sounds noble.

And sometimes it is those things. Sometimes the friend/family member moves in, pays rent, leaves the property in good condition, and your relationship is better because of it.

You’ve helped them out, they've helped you out.


But having been in this industry for as long as I have, I’ve also heard plenty of the horror stories.

It’s a conversation I’ve had multiple times over the years, and it typically starts this way:

Topics: New Landlord
5 min read

7 Tips to Convert Your Primary Residence Into an Indianapolis Rental Property

By Jake Knight on Sep 17, 2017 10:00:00 AM

So, you’re thinking about transitioning your personal residence to a rental property.  

Maybe the proposition excites you: "I REALLY want to be a Landlord."

Or, maybe you enter this discussion from a simple point of desperation: "I can't sell my house and renting is my only option." 

Whatever the case, renting out your home comes with a lot of potential benefits, but it’s also a decision you need to make after understanding exactly what it means to be a Landlord.  

4 min read

Is It OK to Break Even on My Indianapolis Rental Property?

By Jeremy Tallman on Sep 10, 2017 10:00:00 AM

Consider the following scenario:

You decide to buy a rental home and officially enter the Wonderful World of Landlording.

Five years later, after reviewing all of your financial information, you realize that you essentially broke even - from a cashflow standpoint - on the investment.

Meaning, while the investment didn’t put any additional cash into your pocket at the end of five years, you weren’t required to put any additional cash into the investment either. So, basically, your rents covered your expenses.  

Is this a bad thing?

Not necessarily.

5 min read

Where Should I Invest in Indianapolis?

By Jeremy Tallman on Sep 3, 2017 10:00:00 AM

We receive a significant amount of inquiries from investors who are interested in the Indianapolis real estate market.

Inevitably, one of the first questions they ask is:

“Where Should I Invest in Indianapolis?”

The answer is: “It all depends on your investment goals.”  

3 min read

How Much Rent Should I Charge for My Indianapolis Rental Property?

By Claire Holdsworth on Aug 27, 2017 10:00:00 AM

If you are considering renting your home, one of the first questions you might ask is:

“How much rent should I charge for my Indianapolis rental property?”

Pricing is very important. You want to ensure that you don’t price it too high, or the home will sit on the market; and you certainly don’t want to price it too low, and leave money on the table.

Topics: New Landlord
4 min read

What Landscaping Should My Indianapolis Tenant Do?

By Jeremy Tallman on Aug 20, 2017 10:00:00 AM

Nearly every time I speak to someone new to the Indianapolis market or someone who is a new Landlord, the issue of landscaping comes up.

Most of these Landlords, it seems, don’t understand who is responsible for landscaping.

So today, I thought I would spend some time answering the question:

2 min read

Central Indiana Rental Market Update - A Record-Setting Quarter

By Jeremy Tallman on Aug 13, 2017 10:00:00 AM

Sorry I'm a little tardy with this report. To say we've been busy is an understatement. And to say the Central Indiana rental market is hot right now is another understatement.  

After putting the numbers together,  we discovered not one, but two records were set during the quarter. 
3 min read

What Type of Insurance Do I Need as a Landlord?

By Jeremy Tallman on Jul 20, 2017 2:34:24 PM


I get it.

Real estate is filled with lots of exciting stuff, but insurance generally isn’t considered one of them. Insurance ranks right up there with property taxes... just another expense to throw on the pile.

3 min read

Should I Require Renters Insurance for My Indianapolis Rental Home?

By Jeremy Tallman on Jul 6, 2017 9:05:08 AM

If you are a Landlord, or considering becoming a Landlord, I’ll guess that you’ve at least thought about the idea of  Renters Insurance.

But most Landlords in the Indianapolis rental market, in my experience, aren’t overly concerned about Renters Insurance. In fact, I think most Landlords are under the impression that Renters Insurance will only cover the Tenants possessions in case of theft. And as a result, most Landlords don't require Renters Insurance.   

So, should you require Renters Insurance for your rental property? 

Absolutely, and there's 4 major reasons why:

    1. It mitigates the threat of a Lawsuit
    2. It reduces your responsibility
    3. It weeds out bad Tenants
    4. It gives you peace of mind
3 min read

When Should I Fire My Property Manager?

By Jeremy Tallman on Jun 2, 2017 9:53:17 AM

Recently, I’ve taken a lot of phone calls from Indianapolis real estate investors that tell me a similar story. It goes something like this…

“Hello, my name is Joe Investor and I own some rental properties in Indianapolis. I’m just really frustrated with my current Property Manager and I’m exploring my options.”

In response,  I generally follow-up with the same question each time…

4 min read

How Much Cash Flow Can I Expect in Indianapolis?

By Jeremy Tallman on May 19, 2017 12:50:50 PM

 Indianapolis is a city where many investors have decided to invest because it’s considered a “Cash flow Market.” We’re not a market, like in coastal cities, for example, that sees dramatic increase in property values, but we are considered a stable market that produces cash flow.

2 min read

Should I Buy a Home Warranty for My Indianapolis Rental Property?

By Jeremy Tallman on May 5, 2017 3:54:53 PM

 A question we receive from time-to-time from our Owners, is “Should I Buy a Home Warranty?”

As you probably know, a home warranty is a service contract that is designed to pay for home repairs. So, you pay a home warranty company an annual premium, which could range from a few hundred dollars a year to well over $1,000 per year, depending on options.

2 min read

What Type of Cash on Cash Return Should I Expect in Indianapolis?

By Jeremy Tallman on Apr 21, 2017 9:45:56 AM

 A common question we receive from many new investors to the Central Indiana market is: What type of cash on cash return should I expect in Indianapolis?

As you probably know, cash-on-cash is simply the annual pre-tax cash flow of a property divided by the actual cash invested.

2 min read

What Kind of Cap Rate Should I Expect in Indianapolis?

By Jeremy Tallman on Apr 14, 2017 5:03:04 PM

We work with a lot of investors throughout the United States and throughout the world. A question we receive from many new to the Central Indiana market is: What kind of cap rate should I expect in Indianapolis?

As most of you know, the cap rate simply measures the annual net income of a property divided by the purchase price.

2 min read

Should I Have a Home Inspection?

By Jeremy Tallman on Mar 30, 2017 12:07:49 PM

 A question that we hear all the time from Buyers is, "Should I have a home inspection?" As a licensed Realtor, I always advise clients to have a home inspection. I recommend having a home inspection regardless if this is your first time buying a home or you are buying the property as an investment home. Without an inspection, you would have no clear way of knowing if everything is working properly and is up to code.

There are two main benefits to having a home inspection done.

2 min read

What Does an Indianapolis Property Manager Do?

By Jeremy Tallman on Mar 24, 2017 1:33:07 PM

We take phone calls on a pretty routine basis from people who are considering renting out their home who really don’t understand, at a very basic level, what a Property Management company does.

It’s one of those, “So, how does all this work?” questions.

2 min read

Should I Allow Pets in My Rental Property?

By Jeremy Tallman on Mar 17, 2017 10:17:11 AM

 A question we get fairly often from Landlords is: “Should I Allow Pets?”

Generally, we recommend that our Owners open their property to pets. And there are a few reasons for that.

2 min read

Do I Really Need To Hire a Property Manager?

By Jeremy Tallman on Mar 10, 2017 11:26:29 AM

 If you are a new Landlord, I’m certain you’ve asked yourself, “Do I really need to hire a Property Manager?”

Now, as an Owner of a Property Management company, you probably are thinking, “Well, I know what this guy is going to say.” But, my answer might surprise you. 

3 min read

What If a Tenant Destroys My Indianapolis Rental Home?

By Jeremy Tallman on Mar 3, 2017 8:50:15 AM

 One of the top questions we get from people who have never been a Landlord is, “What if a Tenant Destroys My House?”

It’s a certainly understandable question. Most people, who are new to our industry, have probably only heard the horror stories out there. Yes, Tenants can do a lot of damage to properties, but I can assure you, from our own experience, that it’s not common.

And while there are no guarantees, there are some steps you can take to help ensure your Tenant doesn’t destroy your property.

2 min read

T&H Realty Services - How Much Is The Mark-Up Fee?

By Jeremy Tallman on Mar 2, 2017 3:57:53 PM

In this blog, we want to discuss our mark-up fee. A mark-up fee is a small service fee that property management companies add to all bills that are paid on behalf of an Owner.

2 min read

T&H Realty Services - How Much is the Management Fee?

By Jeremy Tallman on Feb 27, 2017 4:00:16 PM

 As you likely know, a management fee is a fee that Property Management companies charge for managing your home.

3 min read

T&H Realty Services - How Much is the Leasing Fee?

By Jeremy Tallman on Feb 23, 2017 11:01:30 AM

 As you may know, a leasing fee is a fee that Property Management companies charge for leasing your home.

2 min read

T&H Realty Services - How Much Is The Renewal Fee?

By Jeremy Tallman on Feb 17, 2017 3:36:15 PM

 As you probably know, a renewal fee is the fee that Property Management companies charge for renewing a lease. 

4 min read

5 Reasons to Invest in Indianapolis Rental Properties

By Jeremy Tallman on Feb 11, 2017 9:36:00 AM


The Circle City. 

The Crossroads of America. 

By now, you've most likely heard one of these names within the rental property investment community. That's because Indianapolis has been, and continues to be a one of the most desirable residential investment markets in the country.

There are literally hundreds, if not thousands, of investors who own rental Real Estate in Central Indiana. And, they continue to buy at a feverish pace.  

If you're considering a real estate investment opportunity, you are considering Indianapolis, you've come to the right place.

There are 5 big reasons why Indianapolis is such an attractive place for REI investing:

  1. Stable housing market
  2. Extremely low unemployment
  3. Population growth
  4. Low cost of living
  5. Solid returns
2 min read

How to Effectively Market Your Indianapolis Rental Property

By Jeremy Tallman on Jan 17, 2017 7:04:46 PM

Indianapolis rental property management is essential for many reasons, and the ability to effectively market your home is one of the main reasons you would choose to work with a property manager.

Every property management company will tell you how great they are at marketing your home.

It seems like most property managers don’t have a firm grasp on what it really takes, however.

4 min read

Understanding Property Taxes for Your Indianapolis Rental Property

By Jeremy Tallman on Jan 11, 2017 4:25:16 PM

Property taxes are a topic that the average Indianapolis Landlord won't find overly interesting and I totally get that. 

But property taxes are important, and if you’re investing in Indianapolis or you plan to invest here, you need to understand our property tax rules.

I can't tell you the number of phone calls we've taken over the past several years from our customers regarding property taxes. And, trust me, they are not fun phone calls. 

Me: "Hi Joe Investor. Good to hear from you. How can I help?"

Joe Investor: (very panicked voice) "Jeremy, I just received my tax bill and my property taxes doubled!! What's going on??" 

That's followed by a few minutes of Joe discussing how his cash flow is killed, we have to raise rents immediately, being a Landlord is the worst idea ever, etc. 

The bottom line is that Joe didn't understand how property taxes work BEFORE buying his investment property. And Joe clearly didn't use us to help buy his home, or Joe would have known exactly what to expect.

So, don't be Joe.

Take a few minutes to understand how our taxes work here in Indiana. They are a little different, and depending on how and what you buy, you may have to adjust your budget and your cash flow expectations to account for taxes.

2 min read

Advice for Investing in Residential Real Estate in Indianapolis

By Jeremy Tallman on Dec 28, 2016 5:17:55 PM

 Recently, I have taken a few phone calls and emails from investors who are a bit disgruntled about their investment properties here in Central Indiana. There are a variety of reasons, but they feel like their investments aren’t performing as well as they anticipated. 

2 min read

Why Out of State Investors Should Hire a Local Indianapolis Property Management Company

By Jeremy Tallman on Sep 28, 2016 7:12:31 PM

 If you’re an Indianapolis landlord, and especially if you’re an out of state investor, it makes sense to hire a local property manager you can trust. Today, we’re sharing some of the reasons why it’s so important to work with a good property management company.

2 min read

3 Things to Consider Before Becoming a Landlord in Indianapolis

By Jeremy Tallman on Sep 22, 2016 2:25:01 PM

 If you’re watching this video and reading this blog, you are probably considering the idea of becoming a landlord. Owning Indianapolis rental property can be a rewarding and lucrative experience. There are a couple of things to keep in mind prior to buying your first rental home.

2 min read

5 Reasons to Work with T&H Realty – Property Management Indianapolis

By Jeremy Tallman on Nov 4, 2015 12:09:44 PM

 On our blog today, we are explaining why you should work with T&H Realty. Here are five different reasons to do business with us.

2 min read

Indianapolis Rental Property Maintenance: Vendors and Emergencies

By Jeremy Tallman on Jan 8, 2014 4:22:02 PM

 Today we are talking about vendors and emergency maintenance.

If you are a do-it-yourselfer, that’s great. You can save yourself a lot of money. You can paint, take care of cleaning ,and maybe do any small repairs that are easy to manage.

That’s assuming you have the time to do it.

2 min read

Indianapolis Property Management How To: Tenant Screening

By Jeremy Tallman on Dec 26, 2013 2:15:53 PM

 If any of you have listened to my previous blogs, you know that I believe tenant screening is the most important function a property manager can perform.

Basically, it’s because past performance is the best indicator of future performance. If you screen someone and they prove to be very highly qualified, they will likely be a great tenant for you as well.

There are 4 main things you should include in your Tenant screening process:

1. Credit check

2. Criminal background check

3. Current and previous Landlord references

4. Consistent written policies

2 min read

Indianapolis Property Management How To: Collecting Late Rent

By Jeremy Tallman on Nov 13, 2013 11:52:56 AM

 Most late rent payments can be avoided altogether with proper tenant screening.

Any applicants you consider for your rental property should be thoroughly screened. Confirm with current and former landlords that rent was paid on time every month.

2 min read

Indianapolis Property Management How To: Wear and Tear

By Jeremy Tallman on Oct 30, 2013 1:55:35 PM

  If you took a poll of landlords and property managers and asked them what their greatest challenges are, they would tell you that dealing with security deposit issues and wear and tear are the greatest challenges.

2 min read

How to Choose an Indianapolis Property Management Company

By Jeremy Tallman on Oct 16, 2013 6:31:48 PM

 There are a couple of questions you should always ask before choosing a property management company in Indianapolis. Generally, the first question we get is – what are your fees? That’s an important question to ask, however there are a couple of things to consider when you are comparing fees.

2 min read

Indianapolis Property Management How to: Lease a House Quickly

By Jeremy Tallman on Oct 9, 2013 1:01:00 PM

 Many people often ask me about how long it takes to lease an Indianapolis rental property and what needs to be done before it can go on the rental market. There are a few things you can do to ensure you rent your house fast: 

3 min read

5 Reasons to Choose T&H Realty

By Jeremy Tallman on Oct 2, 2013 7:02:34 PM

With a surge of investors into the Indianapolis market, we've also seen a surge of new property management companies.

Clearly, you have a lot of choices when it comes to property management in Indianapolis.

As a full-service property management company in the Indianapolis area, we wanted to spend a little time giving you the 5 best reasons to work with us at T&H Realty for all your property management and investment needs.

3 min read

How an Indianapolis Property Manager Protects your Investment

By Jeremy Tallman on Aug 29, 2013 6:20:12 PM

 A professional property manager has many responsibilities, and one of those is to make sure your investment, or your property, is protected. There are a few things a property manager can do to ensure your investment is taken care of properly.
Topics: New Landlord
1 min read

Part 6: The Turmoil of the Turnover

By Jeremy Tallman on Feb 6, 2013 12:12:16 PM

Our final installment of “So, You Want to be a Landlord?” focuses on the final stage of a Tenant’s residency, which is managing the turnover (sometimes referred to as “Make Ready”) of a property. This blog brings us full circle and has some similar sentiments as Part 1, which was “Preparing your Property for Leasing – The First Time.”

1 min read

Part 5: The Pros (no Cons) of Preventative Maintenance

By Jeremy Tallman on Jan 4, 2013 11:47:42 AM

Moving right along, Part 5 of our Blog Series, “So, You Want to be a Landlord?,” focuses on preventative maintenance. Our Property Management Company offers a variety of proactive maintenance measures to head-off many potential issues.

Investing money in preventative maintenance can oftentimes save thousands of dollars down the road.

1 min read

Part 4: Reacting to Emergency Maintenance

By Jeremy Tallman on Dec 20, 2012 2:41:04 PM

As we progress through our Blog series, “So, You Want to be a Landlord?,” we turn our attention to what many consider the worst part of Property Management: dealing with emergency maintenance issues.

1 min read

Part 3: The Inevitable, ‘Every-Day’ Maintenance Issues

By Jeremy Tallman on Dec 10, 2012 9:52:27 AM

The 3rd installment of our series, “So, You Want to be a Landlord?” focuses on 'every-day' maintenance.

At this point, your Property Management Company has prepped the home, the “break-in” issues have been addressed following the move-in, and now those inevitable, every-day maintenance issues will arise. You know, the drippy faucet, the leaky drain line, the back-left burner on the kitchen stove that suddenly stops working.

1 min read

Part 2: Managing the Move-In

By Jeremy Tallman on Nov 27, 2012 2:23:44 PM

Continuing my blog series, “So, You Want to be a Landlord?”, we’ll move next to the all-important Move-In.

Setting the right tone at the outset is critical to achieving high Tenant satisfaction. By this point, the property should be properly prepped and a basic inspection completed. It’s important that all the plumbing system work properly, all doors latch, etc.

2 min read

Part 1: Preparing your Property for Leasing – The First Time

By Jeremy Tallman on Nov 14, 2012 2:54:51 PM

As I begin my Blog series “So, You Want to be a Landlord?”, I thought I would start at, well, the beginning.

Generally, when we begin property management with a new Landlord, the home was, and may currently still be, the Owner’s principal residence. For whatever reason, the Owner cannot or does not want to sell the property and decides to rent it instead.

1 min read

So, You Want to Be a Landlord?

By Jeremy Tallman on Nov 7, 2012 11:10:20 AM

Beginning next week, I plan to begin a series of Blogs titled “So, You Want to Be a Landlord?”

The purpose of the Blogs will be to better educate property owners about the various aspects and obligations required to be a Landlord. Yes, there are just a few!

1 min read

The Importance of Renter's Insurance

By Jeremy Tallman on Sep 5, 2012 10:51:34 AM

I’ve always been a fan of Renter’s Insurance. The benefits are definitely there for both our property Owners and Tenants. However, until now, we’ve only “recommended” that Tenants get insurance. And many do. It’s cheap. It’s easy to obtain and many residents see the numerous benefits.

2 min read

A Property Management Battleground: Security Deposits

By Jeremy Tallman on Aug 14, 2012 2:02:36 PM

One of the many hot buttons in property management is the disposition of security deposits. As a 3rd party property management company, we occasionally find ourselves directly in the middle of security deposit battles.

Our Tenants, naturally, want all of their deposit back and our Owners, naturally, want to keep the entire deposit.

2 min read

Property Management vs. Realty Company

By Jeremy Tallman on Sep 16, 2011 12:39:04 PM

I get calls often here at T&H Realty Services where it seems prospective tenants don’t understand the difference between a Realtor and a Property Management company. The two are similar but they are also different and offer different services.

3 min read

How Should I Communicate with my Landlord?

By Jeremy Tallman on Sep 2, 2011 10:32:45 AM

At T&H Realty Services, as a property management company in Indianapolis, we are constantly striving to communicate with our tenants in the best way possible. We manage several hundred properties, and we always wish to deliver the same customer service and appropriate form of communication with each and every one of our tenants.

Unfortunately, quite a few of those tenants do not give a thought about how well they communicate with their property manager, or landlord.

Topics: For Tenants
1 min read

Should I Rent or Buy a Home in Indianapolis?

By Jeremy Tallman on Aug 26, 2011 4:36:10 PM

It seems like in today’s property management market, I always get people asking if one of our properties is also for sale or "rent to own." It seems like most are going back and forth from either renting a home or buying a home.

If you are going back and forth between renting and buying, here are some of the best tips our Indianapolis property management company has come up with for making the big decision:

Topics: For Tenants
2 min read

Help! I Need to Find a Place to Rent... FAST!

By Jeremy Tallman on Aug 20, 2011 10:15:36 AM

Here in Indianapolis at our property management company, I am always getting calls from people who need to move and move fast.

The reasons are usually that the end of their lease snuck up on them, that they have been busy and waited until what seems like the very last second to find a new rental property. What, they ask me, can they do to make the process go quicker?

If you need to speed up the process of finding a property to rent, here are my suggestions:

Topics: For Tenants
3 min read

A Scammer with Standards

By Jeremy Tallman on Nov 30, 2010 11:44:14 AM

Having been involved with residential Property Management over the past 10+ years, I’ve witnessed my share of rental home scams.

Internet marketing, while wonderful and highly effective, has allowed certain scumbags to take advantage of people in a number of ways. Recently, when I saw one of our properties listed in an obviously fraudulent advertisement, I decided to reach out to the Scammer and pose as an interested party.

While most of the “transaction” went as expected, this particular Scammer did throw me a curve ball.

1 min read

"My Landlord is in Foreclosure"

By Jeremy Tallman on Nov 11, 2010 2:40:47 PM

We take hundreds, and sometimes thousands of calls from prospective tenants each month. Inevitably, a few of these prospects tell us they must move because their current Landlord is facing foreclosure.