Owner FAQs

Orange County can be a great place to invest in real estate, but it depends on your investment goals, budget, and risk tolerance. We are always here to be a resource and discuss your specific situation in detail. Below are some key factors to consider:

Pros of Investing in Orange County Real Estate

✅ Strong Market Demand – High demand for housing due to job opportunities, lifestyle, and proximity to Los Angeles.
✅ Appreciation Potential – Historically, home values in Orange County have appreciated steadily. Coastal areas tend to hold their value well.
✅ High Rental Demand – With a strong job market, universities, and tourism, rental demand is consistently high.
✅ Diverse Economy – OC has a robust economy with sectors like tech, healthcare, finance, and tourism.
✅ Quality of Life – Desirable neighborhoods, good schools, and amenities attract buyers and renters.

Cons & Challenges

❌ High Entry Costs – Home prices are significantly higher than the national average, requiring a larger upfront investment.
❌ Property Taxes & Costs – California has relatively high maintenance costs and recently purchased properties have higher property taxes.  
❌ Market Volatility – OC is a competitive market and can be sensitive to economic downturns, particularly in the luxury or high-priced areas.
❌ Strict Regulations – California has rent control laws and regulations that may impact landlords. We can help with this!

Best Areas for Investment:

• Irvine – High demand for rentals due to tech jobs and top-rated schools.
• Anaheim – Strong long-term rental because of tourism industry.
• Huntington Beach/Newport Beach – Great for luxury and beachfront properties.
• Santa Ana – More affordable options with high rental demand.
• Mission Viejo/Laguna Niguel – Family-friendly communities with appreciation potential.

Investment Strategy

🔹 Buy-and-Hold – Best for long-term appreciation and rental income.
🔹 Short-Term Rentals – Good in tourist-heavy areas. We can let you know if local restrictions apply. 

🔹 Fix-and-Flip – Can be high risk, high reward.

How to Invest

We are here to serve as your Realtor. As licensed real estate agents, who actively work in the area we are up to date with housing trends and neighborhoods through Orange County. 

Yes, we are licensed brokers and agents with the Department of Real Estate. We are also members of the Apartment Owners Association and hold Property Management Certifications through the California Association of Realtors. We are also members of the National Association of Residential Property Managers.

We are available to start as soon as a management agreement is signed.

Right away you will begin working with Richard, our New Accounts Specialist. If your property is vacant or soon to become vacant, at your direction we will begin advertising the property and providing recommendations to get the space fully ready for move in. If your property is tenant occupied, we will collect a copy of the current rental agreement and applications that you may have. After this, we will conduct an inspection to check for safety and habitability items. We will also prepare a new rental agreement for the tenants to sign off on with updated disclosures that best protect you.

If the home is vacant, we recommend clearing out all personal items and having the home professionally cleaned. If the home is occupied, we are happy to provide a list of needed repairs, obtain estimates for any work needed, and coordinate access for those vendors to make the home move-in ready. We simply need to know the expected move-in date to properly advertise your home.

If this is your first time renting your property, you will need to notify your insurance provider. Our agreement requires you to maintain insurance on the property, as well as liability coverage with a minimum of $1,000,000. We also require that we be listed as an additional insurer. If you are having a hard time finding insurance, please reach out! We have insurance brokers who we can recommend you to.

Yes, California does have statewide rent control also known as Tenant Protection Act (TPA) of 2019 (AB 1482). This limits rent increases and provides eviction protections statewide including in Orange County. The annual rent increase limit is 5% plus the Consumer Price Index (CPI) or 10%—whichever is lower.

This law only applies to:

• Multi-family buildings (apartments, duplexes) built before 2005.
• Single-family home rentals if owned by corporations or LLCs.

The following are exempt:

• Single-family homes/condos owned by individuals (not corporations).
• New buildings (less than 15 years old).

Santa Ana is currently the only city in Orange County with:

• Rent increases capped at 3% per year or 80% of CPI, whichever is lower.
• Applies to apartments built before 1995.
• Strong tenant protections, including "just cause" eviction rules.

Please contact us if you have any questions. Although we cannot give legal advice, we are here to be your local expert and resource. 

We are happy to go over comparable properties and how much they have leased for that are near your property. Ultimately, you decide the price that you are comfortable with us advertising the home.

Our goal is always lease the property is under 30 days. Advertising the property on multiple platforms, using professional pictures and pricing the property correctly all make a big difference in leasing out the space. We provide updates after each showing on the feedback we receive and would expect to conduct 3 to 4 showings per week for a typical rental property.

We conduct an extensive screening on all tenants including credit report, background report, income and rental verification as well as social media accounts and online searches. Once we have a qualified applicant that meets our minimum standard of 680+ credit and 2.5x income for rent, we send over their documents to the owner to give final approval.

We recommend a one-year lease to begin. This gives the tenants time to settle into the property and for you to get a feel of how they will be as tenants. After the first year, we will present any tenancy or lease term you prefer.

We require applicant(s) gross income to be at least 2.5 times the monthly rent amount and to have a 680 credit score or higher. We require a copy of a valid form of identification and proof of income (paystubs, or 6 months bank statements and/or tax returns). An applicant must provide 5 years of residential history and contact information for rental references. Each occupant over 18 must fill out an application regardless.

Absolutely. We will need your bank account information or a copy of a voided check to set you up. Once the payment is initiated, funds will be delivered to your account within 1-2 business days.

The standard timeframe for you to receive your funds is between the 2nd and 14th of each month. Our goal is to send you your funds as soon as possible. If you need your funds sooner please let us know. ACH is the quickest way to receive your disbursement.

With an easy to use Online Payment Platform, over 85% of our tenants pay rent online. Tenants also have the option to mail it or drop it off to our office in Downtown Huntington Beach. Once rent payment is collected, it is processed through our system and deposited to your trust account.

Each month you will receive a property statement that details all the income and expenses for the previous month. You will also receive a yearly income statement that displays net change in income and expense accounts across 12 months.

Yes, we require a cash reserve of at least $250.00. If you would like to increase the reserve amount for your property, please let us know. You will see this amount carried over each month in your reports.

We can use whatever vendor you prefer! We have vendors that we have worked with for years and give us discounts due to the large amount of business we provide them. They are their own separate companies and entities and we do not receive any kickbacks or perks from the vendors. All vendors we recommend to you are licensed and insured so they may cost more than someone you may know and prefer to use. If you have a favorite electrician, plumber or whoever, we are glad to note that in your file and coordinate access with your vendor to make repairs.

Most of our vendors provide free estimates and provide discounted pricing due to the volume of business we share with them. We always work with vendors that offer the best service for the best price. We pride ourselves on the relationships we have established with our vendors.

You will not! We answer all calls 24/7. We will contact you the next morning.

We have a very thorough screening process that can help prevent the majority of tenant-related damages. However, things can happen. All tenants are required to have renter’s insurance that also includes liability insurance with a minimum of $100,000.

Yes, we answer the phone 24/7. Yes, or you can use our live chat feature in the bottom righthand corner of our website.

Yes, we do! We have a great track record of selling properties for top dollar quickly. We offer the same personalized care you receive on the property management side.

We manage single-family homes, condos, townhomes, duplexes, and multi-unit spaces.

We will present any increase in rent that you prefer, as long as it follows state and local laws. We make recommendations before presenting to the tenants and after the second year usually recommend between 5% and 7% increases.

You definitely can. It is your property. However, we would recommend against this while the property is tenant occupied. We ask the owners choose not to visit the property. An owner visiting a property that is tenant occupied can break down the buffer between you as the landlord and the tenant. This can inhibit our ability to effectively manage your property. We are happy to provide pictures of any specific items and do property inspections as needed.

We are here to be a local resource, however we cannot provide legal or tax advice. Included below is the California Guide to Residential Tenants' and Landlords' Rights and Responsibilities as produced by the Department of the Real Estate. This can help with answering questions on Security Deposit, Habitability and proper Disclosures. Please call us with any questions.

California Department of Real Estate Guide to Residential Tenants' and Landlords' Rights and Responsibilty - Sail Properties Inc

A property manager handles the day-to-day operations of rental properties on behalf of the owner. Their responsibilities generally include the following:

1. Tenant Management

✅ Marketing & Leasing – Advertises the property, screens tenants, and handles lease agreements and disclosures.
✅ Rent Collection – Ensures timely rent payments and collects late fees to send to the owner.
✅ Tenant Relations – Addresses tenant concerns, enforces lease terms, and handles disputes.
✅ Evictions – Oversees the legal eviction process if needed.

2. Property Maintenance & Repairs

✅ Routine Maintenance – Coordinates landscaping, plumbing, electrical work, and general upkeep.
✅ Emergency Repairs – Responds to urgent maintenance requests.
✅ Property Inspections – Conducts regular inspections to ensure the property remains in good condition.

3. Financial & Administrative Duties

✅ Accounting – Manages income, expenses, and provides financial reports to the owner.
✅ Security Deposits – Collects, holds, and processes security deposits in compliance with local laws.
✅ Legal Compliance – Ensures the property meets local and state housing laws.

4. Vendor & Contractor Coordination

✅ Hiring & Managing Contractors – Works with vendors for cleaning, repairs, pest control, etc.
✅ Negotiating Contracts – Ensures cost-effective property maintenance.

Hire one if:
✔️ You own multiple properties or live far from the rental.
✔️ You don’t want to deal with tenant issues or maintenance.
✔️ You need help navigating legal requirements.

✔️Tired of the headaches and want peace of mind.

Ready to get started, give us a call or shoot us an email. We are here to be of service. 

The difference between a landlord and a property manager comes down to ownership. Landlords are property owners so they are legally responsible for all tenant issues, maintenance, and repairs. Property managers can take over the responsibility of managing the property on behalf of landlords when they are hired.

Tired of being a landlord? Let us help you out! Sail Properties is set apart by its superior customer service in offering a personalized approach to how we manage your property. Our agents are experienced, responsive and are knowledgeable about your property. We bring a professional and detailed approach while being transparent and honest. We are here to offer ample guidance and recommendations based on our years of experience from managing hundreds of properties.

A self-managed property is a rental property where the landlord (owner) handles all aspects of management instead of hiring a property manager. This means the landlord is responsible for tenant relations, maintenance, rent collection, legal compliance, and all leasing activities. Most landlords work with a property management company to outsource the work to a trained professional.

Responsibilities of a Self-Managing Landlord

✅ Finding & Screening Tenants – Marketing the rental, conducting background and credit checks, and signing leases.
✅ Rent Collection – Setting up payment methods, tracking payments, and handling late fees.
✅ Property Maintenance & Repairs – Coordinating or performing repairs, regular inspections, and upkeep.
✅ Tenant Relations & Conflict Resolution – Handling tenant complaints, enforcing lease terms, and dealing with disputes.
✅ Legal Compliance – Following state/local rental laws, handling evictions if necessary, and managing security deposits.
✅ Financial Management – Tracking expenses, setting rent prices, and maximizing profitability.

Pros & Cons of Self-Managing Property

Pros:

• Potential to save money with no property management fees. 
• Closer relationships and interactions with tenants.
• Facilitate repairs yourself without paying vendors.
• Collect rent directly from tenants with no go between.

Cons:

• Time-consuming – Dealing with tenants, repairs, rent collection, and legal issues can be stressful.
• Legal risks – Must understand and comply with local landlord-tenant laws. 
• Emergency responsibilities – Must always be available for urgent repairs.
• Potential tenant difficulties – Requires communication and problem-solving skills best left to experienced professionals.

Self-management of rental properties is the DIY approach to managing rental properties. A property management company is an outside agency overseeing your rental property’s day-to-day operations. Sail Properties is here to help save you time and money as well as get the most out of your real estate investment.

Whether to hire a property management company or self-manage depends on your goals, experience, and how much time you want to dedicate to managing the property. Here is a breakdown of the pros and cons of each option to help you decide:

🏢 Property Management Company

✅ Pros:
✔ Tenant Screening & Leasing – Professional tenant selection reduces risk of bad tenants.
✔ 24/7 Maintenance & Repairs – The company handles emergencies and routine maintenance.
✔ Legal Compliance – Ensures you follow local rental laws, fair housing regulations, and eviction procedures.
✔ Scalability – Easier to own multiple properties without being overwhelmed.

❌ Cons:
✖ Risk of Bad Management – A poor property manager could mismanage tenants or overcharge for maintenance. Be sure to check their reviews only and ask for client references.

Best for:
✔️ Investors who own multiple properties or live far from the rental.
✔️ Owners who want passive income without daily work.
✔️ Those unfamiliar with landlord-tenant laws or property maintenance.

🏠 Self-Managing

✅ Pros:
✔ Closer Tenant Relationships – Direct communication with tenants.
✔ Learn the Business – Hands-on experience helps you understand property management and real estate investing.

❌ Cons:

✖ Time-Consuming – Finding tenants, handling maintenance, and collecting rent requires effort.
✖ Legal Risks – You must stay up to date on local laws and regulations to avoid legal issues.
✖ Maintenance Stress – You’re responsible for coordinating repairs, including emergency calls.
✖ Tenant Conflicts – Dealing with difficult tenants or evictions can be stressful.

We believe in “once you sell it, it is gone forever.” Purchasing a rental property, inheriting or vacating a property that you own and leasing it out can set you up for future success. You traditionally make money 3 ways with rental properties: 1. Appreciation 2. Cash Flow 3. Tax Benefits. Each have their own advantages, and we are available to explore these about your specific property. Properties in California that are subject to Prop 13 also have their property tax increase capped annually. Real Estate can be a critical part of your overall net worth and cash flow. We are here to help.

Many companies charge for additional services that include renewals, inspections, serving notices, etc. We do not. Our pricing is all inclusive. We will handle insurance items, HOA matters and property remodels at no extra charge. We provide a professional and personalized approach to how we manage your property.

When interviewing property management companies, you want to make sure that they are licensed, experienced with all kinds of tenant situations and knowledgeable on current laws. We would recommend asking the following questions when interviewing companies.

• How do they help get the property ready to rent?
• Do they pay for professional pictures?
• Do they do in-person showings?
• How do they process applications?
• Which lease form do they use (using their own form can open you and them up to liability)?
• Do they use an answering service or answer phones themselves?
• Are their employees based in the US?
• What do they do when rent is late? Who gets the late fee?
• Do you have to use their vendors for maintenance issues?
• How often do they conduct property inspections?