Eclipse Property Management

Do You REALLY Know Your Resident Before Placement?
Here's how we do it...

1. Set your tenant selection criteria:

- Create a simple checklist & follow it for every applicant

- No exceptions - consistency is everything

- You must follow Federal Fair Housing rules

2. Verify income:

- Applicants should earn 3x the monthly rent

- Combined household income is acceptable

- Don't take someone out of desperation - you'll regret it!

3. Check rental history:

- Did they pay on time? Any bounced checks?

- Did they give proper notice before leaving?

- Was the property clean at move-out?

4. Verify employment:

- Call the employer directly

- Request recent pay stubs

- Confirm title, salary & length of employment

5. Review credit score:

- Good indicator of responsibility - but not the only one

- Low score? Consider a higher security deposit

- Context matters (divorce, medical issues, etc.)

6. Personally interview every applicant:

- Look at the whole picture - not just one factor

- A past mistake doesn't always define a person

- The Fair Housing Act wants you to consider ALL the information

The bottom line? A thorough, consistent screening process is the only path to zero evictions.

Remember: No Exceptions!

A lovely 3 beds, 2 baths house for rent in Sherman, TX!

3408 Brookstone Drive - $1,750 MLS # 21230317 – Welcome home to 3408 Brookstone, this is a well kept home, with lots of natural light. Neutral colors throughout, blinds and ceiling fans in every room. 3 bedrooms, 2 bathrooms, 2...

Do you think you're a fair landlord?

If you're the type of landlord to choose tenants based on if they're single or married, or if you look at an application and deny it because of a bias, you make have to make rethink your decisions as a landlord. Making assumptions about applicants and tenants can lead to a bad set of circumstances for everyone.

An owner who makes exceptions for one tenant, but not all, can often find themselves in sticky situations. It is easy for a landlord to make exceptions based on a tenant’s situation; most of the time tenants have life situations which place them in a monetary bind and the owner lets something slide once. This is very common in the rental world, however, when the owner waives the late fee one time it is likely to happen again. Or, worse, the owner now has the image of being flexible, easy going, and will let other things pass. You do not want to be this owner!

Another perspective to consider, if the owner has more than one property and has different rules for different tenants then we are looking at discrimination based on the Fair Housing Act. The Fair Housing Act states: "A person may not refuse to sell or rent, after the making of a bona fide offer, refuse to negotiate for the sale or rental of, or in any other manner make unavailable or deny a dwelling to another because of race, color, religion, s*x, familial status, or national origin." A tenant could claim that they were being discriminated against when the landlord waived the late fee for one tenant and not the other. As a landlord you must not make exceptions.

Most landlords cannot be objective with their investments which can lead to mistakes and misunderstandings. Landlords are typically emotionally attached to the property and/or the tenant. If the landlord can view their rental properties as a business, they would avoid these common errors.

Keeping up with Krishna!

Krishna is the founder and owner of Eclipse Property Management, so we thought you should know some more information about her! Krishna graduated from University of Texas at Arlington with a bachelors of arts in political science. She first started out her career aspiring to be a lawyer, but switched to something she felt more passionate about: helping abuse victims at non-profits. She spent her time counseling families until she ultimately settled on real estate and property management!

Dedicated to living her best life, Krishna spends her time balancing her work, family, friends, and of course her me-time! She brings the best energy and is light-hearted wherever she goes, inspiring people (and her clients) to follow their dreams! With her contagious liveliness leading the way, we asked her some questions to share with everyone:

1) What's your favorite ice cream flavor?
"Mint chocolate chip - it's refreshing and there's a burst of mint in your mouth!"Mint chocolate chip is such a classic, cool flavor, couldn't go wrong there!

2) What made you want to start your own real estate business?
Being committed to her work, Krishna remarked that she "wanted to provide a different level of service that other property managers could not." She doesn't want to be just a business owner - focused on only the numbers with little regard for clients - but would rather be more client focused in her work; which we can obviously see!

3) What's your favorite thing to grow in your garden?
She couldn't give just one answer because of her deep devotion to gardening, so she listed her top 3: Potatoes, Loofahs, and Lettuce. She mentioned they contain less work than other plants, and bugs leave them alone!

What makes a professional property manager... professional?

Anyone can manage a property, even you, but not everyone can do it well. It's easy to collect rent and answer maintenance calls, but it takes dedication and time to become an expert.
Here's what differentiates an "everyday property manager" from a serious professional who cares for each client:

1. Not having any systems in place before acquiring properties and dealing with problems as they arise is amateur - professionals think about all of this beforehand and this makes it easy for everyone when something happens.

2. The quality of standards for professionals is high and clear across all properties; they never stray from exceptional work and everyone is treated fairly.

3. Professionals consider all stakeholders when dealing with business: owners, tenants, vendors, and whoever else might be involved in processes. Inefficient or incapable managers only think of themselves when doing business.

4. Managers who are not up-to-date on legal or regulatory changes can make simple mistakes just because of ignorance. True property managers understand the importance of staying on top of amendments to any pertinent or applicable laws.

5. Experienced property managers know to follow the trends and patterns in real estate and follow what's going on with the industry.

And last, but not at all least,

6. Adept managers keep up with their education and invest in themselves to grow professionally so they can provide the best services for their clients.

It's not just the work put in, it's the mindset - how you think about your work makes a world of difference when dealing with clients and addressing issues.

Professionals realize that it's not just doing the job and looking over a building; it's being responsible for for people's homes, someone's investment, and a community's stability.

Whether you're an owner, investor, or tenant - make sure you know who's going to have control before you hand over the keys.

We have our first hire!

This week's case study - A local investor bought a duplex right near their home. Seemed manageable - Right?
Until it wasn't.

Pricing is everything! For every day the property sits vacant you are losing $50-$60. Do the math or let us help you do the math

Forney has doubled in size! Is the School District, community, infrastructure, and City resources ready for this growth? Its a very fast rate of growth.

This Texas City Is Seeing a Surge in Residents and Retail—Doubling Its Population in a Decade Texas residents looking to move into homeownership are turning to up-and-coming towns that aren't too far removed from the city.

📢 Fellow Realtors: Your Investors Are Losing Money on Renewals!
Turnover costs $1,500-3,000 per unit. Smart renewal strategies keep great tenants and protect your clients' bottom line. 💰
Quick Tips:
✅ Start renewals 90 days early
✅ Keep good tenants even slightly below market rate
✅ Phase rent increases (5% now + 5% later)
✅ Reward excellent tenants with longer terms
When you help investors retain quality tenants, you become their trusted advisor—and the referrals follow. 🎯
I offer full-service property management so you can focus on sales. DM me to partner!

Call now to connect with business.