Questions, answered.

Rent ranges vary by property — see the Our Properties page for current ranges. Exact rent for a specific unit depends on size and condition, so confirm against current listings before applying.

Rent isn't negotiable, with one exception: prepaying 6–12 months of rent in advance.

Trash, lawn care, and snow care are included at every property. Water and electric (and gas, where applicable) are either billed directly to you or charged as a flat add-on — it varies by property.

The main one is a $400 one-time, non-refundable pet fee per pet. There's no separate admin fee. Tenant screening runs about $30/adult, but that's a one-time application-stage cost, not recurring.

The baseline is 1 month of rent at most properties, and 1.5 months at Hickory Heights and both Victor Pike homes. Households with an average credit score above 700 may qualify for a reduced deposit; 650–700 gets the baseline; below 650 it's typically higher but negotiable based on the rest of your application.

None at the moment, but this changes periodically — ask us and we'll let you know if anything opens up.

Through the Resident Center app, powered by Buildium (Android & App Store). Prefer not to use the app? You can pay by check or cash at our office in Bedford.

Rent is due on the 1st, with a 7-day grace period. A $50 late fee applies after the 8th, along with a 10-day notice to remedy.

Live availability, specs, and pricing are always current on our listings site — that's the best source, rather than anything quoted from memory.

Move-in timing varies by unit and property — check the specific listing, or ask us directly.

Yes — tours need at least 24 hours' notice. Standard windows are weekday mornings 8:30–9:30am, weekday afternoons 4–5pm, and Saturdays at 9:30am for Bloomington or Bedford properties. If none of those work, call us and we'll find a time.

Yes, virtual tours can be arranged for out-of-town prospects.

Generally, gross household income around 3x the monthly rent or more. Exceptions are possible with a cosigner.

The application itself is free. After it's submitted, formal screening (background, credit & eviction check) runs about $30 per adult applicant.

Your 2 most recent pay stubs, a copy of your driver's license, and a recent bank statement.

Yes, credit is checked, but there's no hard minimum. What matters most is current collections and whether your credit lines have been paid on time over the last 12 months. 650–700 average household credit gets the baseline deposit; above 700 can reduce it; below 650 typically raises it, though that's negotiable with a strong application or cosigner.

Yes — background, credit, and eviction checks are all part of standard screening. The qualifying standard requires no felonies.

The standard is no evictions in the last 3 years, and generally no bankruptcy in the last 5 — but a cosigner or letters of recommendation can help offset either. We look at the full picture rather than an automatic disqualifier.

Yes — a cosigner can help offset weaker credit, an income shortfall, or a recent eviction/bankruptcy.

Yes. We evaluate income documentation individually — bank statements, 1099s, or tax returns all work.

Typically 3–5 days after you submit it.

12 months. If your move-in date would put the lease's expiration between November and February, we may adjust it to 9 or 15 months so it lands outside that window instead.

No, month-to-month isn't offered.

Typically, yes — usually around $25/month.

All leases include a buyout option: 50% of the remaining lease balance.

No, subleasing isn't allowed.

Rent-to-own/lease-to-purchase is available at Maple Court MHP only — it isn't offered at any other property.

Yes, at every property, subject to a 40 lb weight limit and breed restrictions.

A $400 one-time, non-refundable fee per pet. This can sometimes be reduced for multiple pets — just ask.

Typically 2 (e.g. a cat and/or dog), with exceptions for smaller caged animals like lizards, birds, or guinea pigs.

Documentation is required and must be provided before the lease is signed.

No — pets must be leashed and attended at all times, and owners are required to pick up after their dog.

Trash, lawn care, and snow care are included everywhere. Water is either a flat monthly fee or billed direct depending on the property; electric (and gas, where applicable) is billed directly to you.

If the home has been lived in before, the infrastructure is likely already in place. If it's never been occupied, you'll need to contact your preferred provider to have a line run.

Range/oven, refrigerator, and dishwasher are standard (used homes at Maple Court MHP are the one exception, without a dishwasher). New homes have washer/dryer hookups; the units themselves aren't provided except at the Victor Pike single-family homes, which include washer & dryer.

All new homes have central heat and air. Window units are used at previously-occupied homes at Maple Court MHP and at Riley Blvd Duplexes.

Most homes have 2 gravel parking spaces in front of the unit.

New homes typically have vinyl flooring throughout; some have a mix of vinyl and carpet.

Only Maple Court MHP is — residents there can own their home and rent the lot. Every other property is a standard rental where the home and land are both part of the lease.

No — none of our properties have a clubhouse, playground, or pool, and pools/trampolines aren't permitted for liability reasons.

No to both — none of our communities are age-restricted (55+), and there's no HOA anywhere.

Pets picked up after; quiet hours generally 10pm–8am; no firearms on the property; no smoking inside homes; home businesses need approval first.

2 per unit.

No, that's not allowed at any property.

Bedford properties (Rockport Estates, Riley Blvd) are in North Lawrence Community Schools. Bloomington properties (Hickory Heights, Maple Court, Victor Pike) are in Monroe County Community School Corporation. GS Courtyard Community (Westport) is in Decatur County Community Schools. Northwood Estates (Anderson) is in Anderson Community School Corporation.

Bedford sits along State Road 37, about 30 minutes from Bloomington. Northwood Estates (Anderson) is about 45 minutes from Indianapolis via I-69. GS Courtyard Community (Westport) is a rural setting about 15 miles from Greensburg.

Bedford has TASC (city bus service). Bloomington has Bloomington Transit. Anderson has CATS. Westport is a small rural town without dedicated transit — plan on driving.

It's evaluated during a move-out inspection based on the unit's condition, and refunds are issued within 45 days of move-out.

It isn't actively enforced, but it's strongly recommended — your belongings aren't insured by Red Roots Capital, and the lease does require coverage.

For a 2-bedroom, max 4 occupants (3 recommended). For a 3-bedroom, max 5 (4 recommended).

Yes — every occupant 18 or older must be on the lease and screened, no exceptions.

A guest can stay up to a week before they need to be added to the lease.

Through the Resident Center app. We aim for a same-day response — actual repair timing depends on the issue and contractor availability.

We do — units are delivered pest-free, and communities receive annual exterior pest treatment. Let us know if you run into anything and we'll refer a contractor.

No dedicated after-hours line, but staff supports emergency requests from 9am–9pm.

Rental units generally aren't also for sale — the one exception is Maple Court MHP, which offers rent, rent-to-own, and purchase options.

Not directly, but we have connections to local and national lenders we can refer you to.

Reach out to Sam Stewart at 812-675-8541 about GSC, our sister company that builds new manufactured and modular homes. Residents who rent with us first get 1–3% off.

Fair question — we're a locally-based team with a real office in Bedford, IN. All official communication and payments go through the Resident Center app, and we'll never ask you to wire money or pay before you've seen the unit. Scheduling a tour is the best way to confirm we're legitimate.

Red Roots Capital and its local ownership group, based out of Bloomington and Bedford, Indiana.