For Property Owners · Phoenix Metro

Furnished rental income, without becoming a hotel.

Q: How does the lease structure actually work?

Two documents. First, a marketing and operations agreement signed up front — this authorizes Cozii to list, market, vet guests, and operate the property. It's a service agreement, not a lease. Second, a short-term master-tenant lease with Cozii as tenant of record that is executed back-to-back when a guest is confirmed and ready to move in. The guest stays as our subtenant. We run the stay; you receive a monthly owner statement and deposit.

Cozii is a Phoenix Metro furnished rental housing operating partner. We market your property, vet every guest, and run the day-to-day — listings, communication, vendor coordination, maintenance, accounting. No lease until a tenant is ready to move in. No fixed monthly fee. No fee on empty months.

Schedule a Property Review vs. Property Management

The 60-day promise. If we haven't placed a vetted guest within 60 days of going live, your $400 setup fee is refunded in full. We don't sign a lease until a guest is confirmed — so an empty month never costs you a fee.

Why owners switch to us

The pattern is always the same.

Your STR became a second job.

Three platforms, constant guest texts, midnight turnover scrambles. You bought a property, not a customer service desk.

Long-term rent under-performs.

$1,900/month doesn't cover the mortgage + taxes + maintenance the way the 2021 spreadsheet promised it would.

Property managers bill you for empty.

Flat monthly fees and leasing charges on a vacant unit are an insult. You're paying them to do nothing.

You don't live nearby.

Out-of-state owners can't see what's actually happening — or fix anything when something breaks at 11pm on a Sunday.

Operating Partner vs. Property Manager

Everything a property manager does — without the fees on empty.

We do the same day-to-day work a furnished property manager does — marketing, guest vetting, communication, maintenance, vendor coordination, accounting, monthly reporting. The difference is the structure. We sign a marketing & operations agreement with you up front, then a back-to-back lease only when a vetted guest is ready to move in. Your unit stays your unit between bookings.

× Traditional Property Manager

Monthly fee on empty

If the unit sits vacant, the fee is still due.

8–12% of gross + leasing fees + maintenance markups

Layered cost structure that compounds against you.

Lease signed up front, regardless of booking

You're locked in before there's a paying guest.

Usually one channel, often LTR-focused

Single-channel marketing limits revenue ceiling.

Communication & maintenance billed back

Every operational task is a line item on your statement.

12-month management contracts

Long lock-ins that don't reflect performance.

✓ Cozii Operating Partner

✓

No lease, no fee — the unit is yours

An empty month is never a billable month.

✓

20% of collected revenue · $400 one-time setup

One performance-based number. Nothing else.

✓

Back-to-back lease, only when a guest is ready

Master-tenant model — Cozii is tenant of record on each stay.

✓

Furnished Finder, Airbnb, direct, ALE / insurance, corporate

Multi-channel marketing across every mid-term-friendly platform.

✓

Day-to-day operations folded into the 20%

Same scope of work. No nickel-and-diming.

✓

6-month marketing agreement · 30-day mutual notice after

Aligned commitment, not a vendor lock-in.

A property manager charges you whether the unit earns or not. An operating partner only signs the lease when a paying guest is at the door.

The path to live

From conversation to first booking.

01 · Review

Property review + proposal

30-minute call, virtual or on-site. We comp local pricing, evaluate furnishing needs, and return realistic monthly revenue projections — straight numbers, no pressure.

No charge for the review

02 · Sign

Marketing & operations agreement

One document. It authorizes Cozii to list, market, vet guests, and operate the property on your behalf. $400 one-time setup covers photography, listing build, and vendor onboarding.

Pure-performance · 20% of revenue

03 · Live

Guest confirmed, lease signed

Every booking gets vetted by us, then a back-to-back lease is executed with Cozii as tenant of record. Guest moves in. We run the stay end-to-end and send your monthly statement and deposit.

60-day booking promise or setup refunded

What you actually get

One agreement. Every operational lever.

Housing Operating Partner

Cozii Operating Partner

Phoenix Metro · furnished mid-term rentals

$400

one-time setup
then 20% of revenue we collect — nothing on empty months

Multi-channel marketing & listing build — Furnished Finder, Airbnb, Booking.com, direct site, corporate vendor list
Professional photography & copy — done at setup, refreshed seasonally
Guest vetting & lease execution — ID, employment, travel-purpose, and red-flag screening on every applicant
Day-to-day communication & support — one number, 7-day response. You stop being the front desk.
Vendor coordination & maintenance dispatch — our cleaners, handymen, HVAC, plumbing — vetted, priced, on call
Monthly accounting & owner statement — revenue, expenses, your deposit — clean PDF every month
ALE & insurance direct billing — highest-margin channel. We handle carrier paperwork; you never wait on a check.
60-day booking promise — if we don't place a guest in 60 days, your $400 setup is refunded

Schedule a Property Review →

Is this for you?

Honest about fit.

✓ Great fit

✓

Furnished or furnishable in Phoenix Metro

SFR, condo, townhouse, ADU — 1 to 4 bedrooms in Phoenix, Peoria, Glendale, Surprise, Scottsdale, Tempe, Mesa.

✓

You want predictable monthly income

You'd rather a steady check than the nightly Airbnb hamster wheel — even if peak nightly rates are theoretically higher.

✓

You want one point of contact

One operator, one number, one monthly statement. Not three platforms and a cleaner-coordination Slack channel.

✓

You're done paying fees on empty months

The whole reason this model exists. If a property manager is billing you for vacancy, the math is broken.

× Not a fit

You need a licensed property manager

We aren't licensed real estate brokers. We operate under a marketing & operations agreement, not a brokerage relationship. If you need licensed PM, we'll point you to one.

You're chasing Airbnb peak-night pricing

Mid-term rates are 60–70% of nightly STR rates — but occupancy and stability are dramatically higher. The annualized math usually wins, but if you want peak nights, this isn't it.

Your property is outside Phoenix Metro

We operate Phoenix Metro only. Other markets are a future stage, not a current offering.

You want a 12-month lock-in

Our initial term is 6 months with 30-day mutual notice after. If you need longer, a traditional long-term tenant probably suits you better.

Owner questions, answered

The questions every owner asks first.

Wait — so you're a property manager?

Operationally, the work overlaps significantly. Marketing, guest vetting, communication, maintenance coordination, accounting, monthly reporting — yes, we do all of that. The legal difference is that licensed property managers act as a real estate broker between owner and tenant. We don't. We operate under a master-tenant model: we sign a marketing and operations agreement with you, and when a guest is ready to move in, we sign a back-to-back lease with you as the tenant of record. That structure is what lets us operate without a brokerage license, and it's also what lets us guarantee you'll never pay a fee on an empty month.

What if my unit sits vacant?

You pay nothing. No lease exists between gaps — your unit is fully your unit. We don't sign a lease with you until a vetted guest is ready to move in, so an empty month is never a billable month. Our $400 setup is the only fixed cost, and even that's refunded if we don't place a guest within 60 days of going live.

How does the lease structure actually work?

Two documents. First, a marketing & operations agreement signed up front — this authorizes Cozii to list, market, vet guests, and operate the property. It's a service agreement, not a lease. Second, a short-term master-tenant lease with Cozii as tenant of record that is executed back-to-back when a guest is confirmed and ready to move in. The guest stays as our subtenant. We run the stay; you receive a monthly owner statement and deposit.

Who furnishes the unit?

Either approach works. You can furnish it yourself using our spec list, or we coordinate furnishing with costs paid upfront or recouped from your share of monthly revenue (defined in a separate Furnishing Addendum). Most owners go with option two for the convenience.

How quickly can a unit go live?

Furnished and ready: typically 7–10 days from agreement signing to live listing. Unfurnished: 3–5 weeks depending on scope. First booking usually lands within 30–60 days of going live — and our 60-day promise refunds your setup fee if it doesn't.

Can I terminate if it's not working?

Yes. The marketing agreement has a 6-month initial term, after which either side can terminate with 30 days' written notice. Active guest leases are honored through their existing term. Early termination during the initial term is straightforward and spelled out in the agreement.

Do you handle insurance claims and ALE bookings?

Yes — insurance placements (ALE) are one of our highest-margin booking channels. We bill insurance carriers directly and handle the documentation that comes with displacement claims, so you never wait on payments or chase paperwork.

What does "operating partner" actually mean, in plain English?

It means we're aligned with you on outcomes, not fees. Licensed PMs charge a percentage whether the unit earns or not — they're paid to manage, not to perform. Our 20% only triggers on revenue we actually collect, and we don't sign a lease with you on empty months. Same scope of work as a furnished PM; better incentives for both sides.