More in depth services
Highest possible market rent:
We are real estate brokers who utilize multi-factor listing data to identify the best comparable rental properties. Additionally, we leverage a state-of-the-art internet platform that provides a comprehensive list of all rental activities within the subject marketplace.
Once we determine the market rent, we apply a “factor of safety” to maximize rental value. For example, if the market rent is $4,000/month, properties may lease for $3,500/month, but our goal is to secure $4,200/month. We adjust the asking rent as needed to attract a tenant within a short leasing period.
Before setting the market rent, we conduct a site inspection, offering recommendations to help prepare the property for listing. One of our team members is a professional photographer, ensuring high-quality photos that enhance our advertising. We then list the property with professional images on multiple internet platforms.
🔹 Our fees are the lowest in the marketplace:
7% monthly management fee
$700 tenant placement fee
$100 lease renewal fee
That’s it! No hidden fees or additional charges.
Soliciting, Underwriting and Choosing a Tenant:
🔹 Tenant Screening Process
Our aggressive internet and advertising campaign generates strong interest from prospective tenants. We have a simple yet comprehensive application process that every prospect must complete, which includes: Formal credit report screening, Comprehensive background check, Verification of employment, income/assets, and references, The final step is a site inspection with the prospective tenant.
🔹 Lease Terms & Rent Analysis
We offer one-year leases. At the end of each lease term, we conduct a new market rent analysis. If justified (as has been the case almost every year for the past five years), we implement a rental increase to maximize both income and property value.
🔹 Legal Compliance & Lease Agreements
To finalize the transaction, we require an executed legal contract. We operate exclusively in California and are licensed by the California Department of Real Estate to perform property management services. Given that California has more attorneys and lawsuits per capita than any other state—with legal frameworks often favoring tenants—it is critical that landlords use a properly structured legal contract. We always utilize the California Department of Real Estate lease agreement, which is regarded as one of the most comprehensive and legally sound documents in the property management industry. This lease has been refined over hundreds of hours of legal work and includes thorough disclosures that protect all parties involved: the tenant, the broker and most importantly, the landlord/owner.
Lawsuits pose the biggest risk in the rental industry, and this lease agreement provides the best legal protection for property owners.
Multiply Your Equity:
Andrew Luis Piretti (Owner/Broker) has been a real estate and mortgage broker since 1996. He holds an MBA and has extensive experience in real estate investment. Cornerstone Pacific is a One-Stop Real Estate Solution. At Cornerstone Pacific, we provide comprehensive real estate services—whether you’re looking to buy, sell, own, or rent. One of our key value-added services is expert advice on property improvements. Sometimes, a simple upgrade, such as replacing carpet with laminate flooring, can significantly enhance rental value.
One of the latest innovations in real estate is the Accessory Dwelling Unit (ADU). If you own a single-family home or duplex, you may be eligible to add an ADU, increasing your rental income and property value. A common rule of thumb in real estate appraisals is that approximately 25% of a property’s value comes from the land. Since you already own the land, building an ADU creates instant equity. For example, we recently helped a client in Encinitas, CA build a 737 sq. ft., 2-bed/2-bath ADU on their property. The unit now rents for $4,374 per month—a substantial return on investment.
🔹 Why Real Estate is a Smart Investment:
Southern California has a long history of rising property values and rental income. Consider this example: If you own a $600,000 property with a $400,000 loan and the property appreciates by 10% ($60,000), your true rate of return on investment is 15%—a powerful wealth-building strategy. For long-term flexibility and maximum investment potential, we strongly recommend single-family homes or duplexes over condominiums, as condos often come with restrictions that limit growth and profitability.
Buy Investment Real Estate:
As mentioned before, real estate is a fantastic investment. The formula is simple: Buy a property, hire professional management and maintain the property. Hold onto your investment unless you're upgrading to a larger property or selling for personal reasons.
At Cornerstone Pacific, we offer a full-service approach:
🔹 Investment advice
🔹Mortgage assistance
🔹 Property search and purchase representation
With recent changes in the industry, buyers are now responsible for their agent’s commission. We keep it affordable—charging only 1%, unlike the traditional 1.5%, 2%, or even 3%.
Already Own Investment Property?
Congratulations! Consider:
1. Making property improvements to increase value and rent
2. Purchasing another property to expand your portfolio
Sell your Investment Real Estate:
We generally don’t recommend selling investment properties, except in these cases:
🔹 Personal Reasons – If selling is necessary for financial or life circumstances.
🔹 Upgrading to a Larger Property – A 1031 tax-deferred exchange allows you to postpone capital gains taxes while reinvesting in a bigger asset. We have extensive experience with 1031 exchanges.
🔹 Selling Condos & Townhomes – These properties come with rising HOA fees and limited improvement options. Instead, consider exchanging into a single-family home or duplex for better long-term value.
Example: We helped a client sell a condo and purchase a duplex, then added an ADU. Their total rental income is now $11,200/month!
Thinking about selling? Let’s strategize your next move.
Financing:
Andrew Piretti has been a mortgage broker for over 50 years, working with top wholesale lenders to provide competitive financing solutions.
🔹 Loan Options:: Jumbo Loans, Conventional Loans, FHA Loans, Construction Loans, Hello Loans, Second Trust Deeds, Non-Conventional Loans.
We offer fixed-rate options (5, 7, 10, 15, & 30 years) with highly competitive rates. As a broker with low fees, our deals are hard to beat. We believe in full transparency, ensuring you understand every aspect of your financing.
When to Finance:
📌 Purchasing an Investment Property – Leverage financing to maximize returns.
📌 Refinancing – If you can get a no-cost loan and lower your rate, it’s worth considering.
📌 Strategic Loan-to-Value – For investment properties, we recommend an LTV of 60-75% for long-term financial stability.
Let’s find the best mortgage solution for you!
Counseling & Advice:
Our Owner/Broker holds an MBA and has been active in real estate since 1972. We’re here to assist with any real estate, property management, financing, or investment questions.
🔹 Not sure about something? If we don’t have the answer, we’ll research it and get back to you.
🔹 Please note: We are not attorneys and do not provide legal advice.
Our goal is to make owning investment real estate profitable and stress-free. We believe in building a mutual partnership with our clients for long-term success.
