Rental Residency
Operator resources
The Operator Stack
Every account, app, and item the course recommends, in one place. Formation and banking, the software that runs your properties, and a room-by-room furnishing list for a one-bedroom.
Kept current. When a link or a price changes, it changes here first.
Unit 2 · Formation
Set up the company correctly once
An LLC, a registered agent, an operating agreement, and an EIN. Landlords and agencies will ask for these before they sign anything.
ZenBusiness
Forms your LLC and handles the registered agent, operating agreement, and annual report reminders in one account.
Use it for
LLC formation and staying in good standing.
IRS EIN application
Your EIN is free and takes minutes online, directly from the IRS. Never pay a third party for it.
Use it for
Opening the business bank account and vendor paperwork.
Unit 2 · Capital
Keep business money in business accounts
One operating account from day one, then business cards for furnishing and restocks. The Bank & Card Reference Sheet in your companion files covers the order to open them in.
Chase Business Checking
Your operating account. Rent, payouts, and expenses all run through it, which keeps your books and your liability protection clean.
Use it for
Day-to-day operating money.
Chase Ink Business cards
Business cards that keep furnishing and operating costs off your personal credit and give you a clean statement per month.
Use it for
Furnishing a new property and recurring software.
Amex Blue Business Plus
A no annual fee business card that works well as the everyday card for supplies, restocks, and small repairs.
Use it for
Everyday supply and restock purchases.
Bank and card offers are set by the issuer and change often. Read the current terms on the application page. Approval is never guaranteed, and a new account is not a reason to carry a balance.
Unit 5 · Legal architecture
Insure the business, not just the furniture
A standard renters policy does not cover a furnished rental business. You need commercial coverage written for how you operate, and most landlords will ask to be named as additional insured.
Proper Insurance
Coverage built for furnished short-term and mid-term rentals, including liability, contents, and loss of income.
Use it for
Your operating policy and the certificate your landlord asks for.
Get at least two quotes and read what each policy excludes. The Legal & Lease Pack lists what to ask your agent.
Units 1 and 5 · Channels
Where your guests find you
Each channel has one job. Furnished Finder and direct bookings are the core. The others fill gaps and build reviews. The Channel Guide has setup notes for each.
Furnished Finder
The primary pipeline for traveling nurses and medical staff. A flat annual listing fee, no booking commission.
Use it for
Your 13-week medical placements.
Airbnb
The biggest audience, with a monthly-stay filter for mid-term guests. Best for early reviews and filling gap nights.
Use it for
Reviews, first bookings, and short gaps.
VRBO
Families, relocations, and insurance placements, especially for two bedrooms and up.
Use it for
Family and insurance stays.
Booking.com
Business and international travelers. Use it only after your calendars are synced.
Use it for
Short gap nights between contracts.
Unit 5 · Automation
The software that runs your properties
Start with a PMS and a smart lock from your first property. Add pricing, cleaning, and monitoring as you grow. The Automation & AI Guide shows when to turn each one on.
Hospitable
My pick for a property management system. Syncs every calendar, sends guest messages on schedule, sets a unique lock code per stay, and alerts cleaners.
Use it for
The core of your operation, from your first property.
PriceLabs
Dynamic pricing you control. Set your floor and your rules once and it adjusts for events, weekends, and gaps.
Use it for
Pricing short stays and filling gaps.
Turno
Schedules your cleaners automatically at checkout, with photo checklists and payments in one place.
Use it for
Turnovers once you have a cleaning team.
Minut
Noise, occupancy, and temperature monitoring that never records audio. Disclose it in your listing.
Use it for
Protecting the property and the landlord relationship.
QuickBooks
Bookkeeping by property, so you see your real margin every month and hand your CPA clean books at tax time.
Use it for
Monthly P&L by property.
Unit 5 · Your team
Tools for when you are not the only one working
Add these the day you hire your first VA or cleaner. The VA Hiring Kit covers the channel setup and the training videos.
Slack
One place for guest issues, cleaning, maintenance, and bookings, each in its own channel. The free plan is enough to start.
Use it for
Team communication.
Monday.com
Boards for your property pipeline, furnishing, maintenance, and guest issues. Add it at about five properties.
Use it for
Tracking work across properties.
Loom
Record your screen once and never explain the same process twice.
Use it for
Training VAs and cleaners.
Zapier
Connects your tools. A new booking can add a row, post to Slack, and create a task without you.
Use it for
Automations between apps.
Unit 5 · Access and safety
Smart home and safety
Self check-in, a doorbell camera at the entry only, a thermostat you can manage remotely, fast WiFi, and the safety items every property needs before the first guest.
| Item | About |
|---|---|
| Keyless entry | $210 |
| Ring doorbell | $99 |
| Lockbox (2) 1 guest + 1 staff · 2 × $33 | $66 |
| Nest thermostat Optional | $199 |
| WiFi router (WiFi 6) Test and post the speed | $75 |
| Fire extinguishers (2) 2 Ă— $22 | $44 |
| First aid kit | $9 |
Unit 5 · Furnishing
Furniture and supplies, room by room
Every item from the Furniture & Supplies Tracker, for a one-bedroom property. Open a room, click an item to see it on Amazon, and log what you order in the Tracker.
Core list
$5,659
Before tax, optional items left out.
Core, all-in
~$6,400
With about 6% tax and $400 for delivery and assembly.
Sleeper sofa
+$999
Highly suggested. A second sleeping spot widens who can book.
Entryway · 6 items
| Item | About |
|---|---|
| Welcome sign Optional | $30 |
| Entry bench Optional | $300 |
| Doormat | $24 |
| Coat rack | $32 |
| Boot tray Optional | $26 |
| Shoe rack | $25 |
Living room · 14 items
| Item | About |
|---|---|
| Sleeper Sofa Highly suggested | $999 |
| Smart TV | $450 |
| Backup remote | $9 |
| Coffee table | $150 |
| Throw blankets | $15 |
| Wifi sign | $10 |
| Board games Optional | $16 |
| Playing cards Optional | $14 |
| Books Optional | $21 |
| TV stand | $90 |
| Side table | $35 |
| Area rug (5x7, washable) Anchors the hero photo | $60 |
| Wall art (set of 3) | $50 |
| Faux plants (set of 3) Staging | $25 |
Bedroom · 22 items
| Item | About |
|---|---|
| Blackout curtains | $23 |
| Curtain rod | $17 |
| Laundry hamper | $17 |
| Suitcase stand | $42 |
| Dresser Optional If needed | $73 |
| Nightstands (2) 2 Ă— $34 | $68 |
| Clothes hangers | $28 |
| Mattress | $379 |
| Box spring Optional If needed | $159 |
| Box spring cover Optional | $11 |
| Bed frame | $170 |
| Extension cords (2) 1 per nightstand · 2 × $16 | $32 |
| Lamps 1 per nightstand | $50 |
| Throw blanket | $25 |
| Fan | $50 |
| Sheets & pillowcases (4) Includes 3 backups · 4 × $21 | $84 |
| Pillows (2) 2 per guest · 2 × $39 | $78 |
| Duvet insert (2) Includes 1 backup · 2 × $43 | $86 |
| Duvet covers (4) Includes 3 backups · 4 × $30 | $120 |
| Mattress protectors (2) Includes 1 backup · 2 × $42 | $84 |
| Bed-bug protector | $65 |
| Full-length mirror | $90 |
Workspace · 4 items
| Item | About |
|---|---|
| Desk (48 inch) Triggers the workspace filter | $110 |
| Ergonomic desk chair | $70 |
| Desk lamp with USB port | $25 |
| Power strip with USB At the desk | $20 |
Kitchen: cookware and appliances · 17 items
| Item | About |
|---|---|
| Knife block | $140 |
| Cutting boards | $27 |
| Pots and pans | $200 |
| Cookie sheets | $23 |
| Baking dishes | $25 |
| Utensils | $27 |
| Potholders | $15 |
| Tupperware | $38 |
| Coffee maker | $39 |
| Silverware | $40 |
| Mixing bowls | $41 |
| Toaster | $50 |
| Blender | $11 |
| Hand mixer | $30 |
| Dishtowels | $18 |
| Trash can | $50 |
| Microwave Optional If not included | $110 |
Kitchen: pantry and supplies · 22 items
| Item | About |
|---|---|
| Coffee | $15 |
| Coffee filters | $12 |
| Napkins | $5 |
| Paper towel | $27 |
| Tea | $19 |
| Salt & pepper (shakers) | $10 |
| Salt (cooking) | $11 |
| Pepper (cooking) | $11 |
| Basic seasonings | $40 |
| Olive oil | $15 |
| Balsamic vinegar | $24 |
| Refillable bottles | $13 |
| Dishwasher Pods | $27 |
| Trash bags | $19 |
| Dish soap | $19 |
| Hand soap | $5 |
| Soap bottles | $16 |
| Labels | $10 |
| Sponges | $27 |
| Ziploc bags | $5 |
| Plastic wrap | $4 |
| Aluminum foil | $11 |
Dining · 9 items
| Item | About |
|---|---|
| Water glasses | $35 |
| Wine glasses Optional | $23 |
| Plates, bowls, mugs | $54 |
| Serving bowls | $27 |
| Serving platters Optional | $34 |
| Coasters Optional | $15 |
| Dining table | $279 |
| Dining chairs | $80 |
| Kids' Highchair Optional | $29 |
Bathroom · 25 items
| Item | About |
|---|---|
| Toilet paper | $28 |
| Hand soap | $5 |
| Soap bottles | $16 |
| Soap labels | $10 |
| Bath towels (2) Includes backups · 2 × $43 | $86 |
| Hand towels Includes backups | $25 |
| Washcloths Includes backups | $18 |
| Bath mats (2) Includes 1 backup · 2 × $11 | $22 |
| Trash can | $30 |
| Trash bags | $16 |
| Toilet plunger | $22 |
| Shampoo | $17 |
| Conditioner | $17 |
| Body wash | $16 |
| Dispenser | $50 |
| Q-tips | $15 |
| Cotton balls | $9 |
| Canisters | $14 |
| Hairdryer | $10 |
| Facial tissue | $14 |
| Lotion (2) Includes 1 backup · 2 × $7 | $14 |
| Shower curtain | $17 |
| Shower liner | $10 |
| Shower rod | $40 |
| Shower rings | $7 |
Cleaning, laundry, and safety · 17 items
| Item | About |
|---|---|
| Vacuum | $37 |
| Broom & dustpan | $10 |
| All-purpose cleaner | $9 |
| Upholstery cleaner | $7 |
| Glass cleaner | Varies |
| Laundry detergent | $15 |
| Dryer sheets | $10 |
| Iron | $24 |
| Ironing board | $62 |
| Labels | $15 |
| Batteries | $18 |
| Light bulbs | $11 |
| Baby gate Optional If needed | Varies |
| Fireplace guard Optional If needed | Varies |
| Furniture anchors Optional If needed | Varies |
| Cabinet locks For cleaning cabinets | Varies |
| Spin mop & bucket | $35 |
Prices are estimates from when the list was built and change often, so check the listing before you buy. The course budget is about $6,000 all-in for a one-bedroom, and what you do not spend is margin on day one. As an Amazon Associate I earn from qualifying purchases.
Something missing or out of stock?
Post it in the community and I will update the page.
Last updated September 2026. Offers, fees, and prices belong to each company and can change without notice. Nothing on this page is legal, tax, or financial advice.