Investment & Short-Term Rental Properties
Buy a home that pays you back, from Scottsdale to SoCal.
Whether you’re buying your first Airbnb, a second home that earns while you’re away, or the next property in a growing portfolio, Sandra and the TLL Team guide you from the first search to the first booking. We help you find the right property, confirm the rental rules before you buy, design and furnish it to stand out, and connect you with trusted property managers across Arizona and California.
Find it. Furnish it. Rent it. Grow it. One team, two states.
Start to Finish
Everything your investment needs, handled by one team.
Most investors juggle an agent, a designer, a furniture store, a property manager, and a stack of city rules. With us, it’s one point of contact from offer to income.
Find the Right Property
We look past the photos to the numbers: projected revenue, occupancy and seasonality, comparable rentals nearby, operating costs, and the features guests actually pay more for, like pools, outdoor living, walkability, and views.
You’ll see a clear picture of each property’s income potential before you write an offer.
Know the Rules Before You Buy
City permits, licensing, occupancy limits, minimum stays, HOA restrictions, and coastal-zone rules can make or break a short-term rental. We help you check them before you’re under contract, not after you close.
Design & Furnish to Book
Through the TLL Living Design Team, we create guest-ready interiors that photograph beautifully, stand out in search results, and earn five-star reviews: durable finishes, smart layouts, and a look guests remember.
We handle the furniture, linens, kitchenware, art, and setup, so your property launches ready to book.
Trusted Property Management
We have relationships with vetted property managers across Arizona and Southern California for short-term, mid-term, and long-term rentals, covering guest communication, cleaning, maintenance, pricing, and permits.
Prefer to self-manage? We’ll connect you with cleaners, handymen, and the systems to do it well.
Financing & Structure
We connect you with lenders who understand investment and second-home loans, including DSCR loans that qualify based on the property’s rental income, plus CPAs and attorneys for LLCs, 1031 exchanges, and tax planning.
Build a Legacy
We help you plan the next purchase, refinance or exchange when the timing is right, and grow a portfolio of income-producing properties you can pass on to your family.
Choose Your Strategy
Short-term, mid-term, or long-term: the right fit for the property.
The best strategy depends on the location, the local rules, and how involved you want to be. We help you compare all three before you buy.
Airbnb and Vrbo stays for vacationers, golf and spring training visitors, and events. The highest income potential, with the most rules and the most hands-on management.
Furnished stays for traveling nurses, corporate relocations, snowbirds, and families between homes. Steady income, fewer turnovers, and often outside short-term rental rules.
Traditional tenants with predictable income and the lightest management. A strong fit for building equity and a long-term portfolio.
Getaways That Earn
From desert retreats to coastal escapes.
Scottsdale and Paradise Valley draw golf, spring training, and winter visitors. The Southern California coast draws summer travelers and second-home buyers year after year. We help you find the right fit for your goals.
Rental Rules
The rules change at the stateline, and from city to city.
Before you fall in love with a property, we help you confirm it can be rented the way you plan.
Arizona
Allowed statewide, regulated locally
- State law prevents cities from banning short-term rentals outright, but cities can require permits or licenses, emergency contacts, neighbor notification, liability insurance, and occupancy limits.
- Scottsdale, for example, requires an annual short-term rental license, a 24/7 emergency contact, neighbor notice, and at least $500,000 in liability insurance.
- Every operator needs an Arizona Transaction Privilege Tax (TPT) license, and the number must appear in your listing.
- HOA rules can restrict or prohibit short-term rentals, so we review the CC&Rs before you buy.
Southern California
Decided city by city
- California has no statewide short-term rental law. Each city and county sets its own permits, caps, and taxes, and the rules vary widely.
- Los Angeles generally limits short-term rentals to a host’s primary residence, with a yearly cap on unhosted nights.
- San Diego uses a tiered license system with a citywide cap on whole-home licenses, awarded by lottery.
- Coastal-zone rules, local occupancy taxes, and HOA limits (associations can typically prohibit rentals under 30 days) all apply. Mid-term rentals are often the smarter play in tightly regulated areas.
TLL Living Design Team
Guests book with their eyes. Design is your edge.
In a crowded rental market, the listings that win are the ones guests can picture themselves in. As a professional designer and broker, Sandra knows which features earn higher nightly rates and better reviews, and which upgrades aren’t worth the money.
From a full design plan to a turnkey furnishing package, we create spaces that are beautiful, durable, easy to clean, and built to photograph well, using curated materials from our design house and a trusted bench of contractors in both states.
The result: a property that launches ready to book, stands out in search, and keeps guests coming back.
Our Process
From search to first booking.
A clear, full-service path for investors buying in Arizona and Southern California.
Investment Strategy Call
We start with your goals: income, appreciation, a second home you can enjoy, or a long-term portfolio. Together we set your budget, preferred markets, and rental strategy.
Market & Rules Research
We narrow the search to areas where your strategy works, checking permits, HOA rules, and local restrictions so you only tour properties you can actually rent.
Property Analysis
For each property, we review projected income, occupancy, seasonality, comparable rentals, and expenses, so you can compare options on real numbers.
Offer, Negotiation & Close
Sandra negotiates your price and terms, then coordinates inspections, financing, and closing, including lenders who specialize in investment loans.
Design, Furnish & Launch
The TLL Living Design Team designs and furnishes the property, and we coordinate professional photography so your listing is ready to go live.
Management & Growth
We connect you with a trusted property manager, then stay with you as your portfolio grows, helping you plan the next purchase, refinance, or exchange.
Sandra · The Agency
Who we work with
Every investor has a different goal. We tailor the plan to yours.
First-Time Investors
Your First Rental
You’re ready to buy your first income property but don’t know where to start. We walk you through every decision, from picking the market to launching the listing.
- Clear, plain-English guidance on strategy, financing, and rules.
- Realistic income and expense projections before you buy.
- A complete launch, so your first property starts strong.
Second-Home Owners
Enjoy It & Earn From It
You want a getaway in Scottsdale or on the coast that pays for itself when you’re not using it.
- We find homes where personal use and rental income can work together.
- Design that feels like yours and still performs as a rental.
- Management that handles everything while you’re away.
Portfolio Builders
Scaling Up
You own one or more rentals and want to grow, diversify across two states, or trade up through a 1031 exchange.
- Market comparisons between Arizona and Southern California.
- Connections to 1031 intermediaries, CPAs, and investment lenders.
- A long-term plan for your next acquisition.
Out-of-State & International Investors
Investing From Afar
You’re buying in Arizona or California but live somewhere else. You need a team you can trust on the ground.
- Virtual tours, detailed analysis, and remote closings.
- Design, furnishing, and setup completed without your travel.
- Local property managers who keep you informed.
Families Building Wealth
Generational Income
You’re building a portfolio of income-producing properties to support your family now and pass on to the next generation.
- Strategy built around long-term value, not just this year’s income.
- Connections to estate and tax professionals for the right ownership structure.
- A partner for every purchase, for years to come.
Airbnb Investor Questions
Your Airbnb questions, answered by Sandra.
The questions investors ask most before buying a short-term rental.
What square footage works best for an Airbnb?
I personally prefer anything between 1,800 and 2,500 square feet. That’s the magic range: enough room for families and groups to spread out, without the cleaning, furnishing, and utility costs of a much larger home.
Should I buy a two-story or single-story home for an Airbnb?
That depends on where it is. For a cabin or a beach house, it doesn’t seem to matter much. In a suburb or a city, most guests prefer a single-level home.
How should I set up the bedrooms to maximize space?
Put one king or queen bed in the primary suite and make it super comfortable, with great bedding, great pillows, and a great mattress. Give each secondary bedroom one queen bed. If there’s a third bedroom, add a bunk bed or two twins. And always include a sleeper sofa in the unit as well.
What are the best cities for Airbnbs?
Look to tourist cities that make sense: spring training cities, beach and lakeside towns, and popular big-city metros where guests can walk to everything. Make sure guests can reach the main sights with a short car ride or on foot. The farther away you are, the less you’ll rent it.
Do I need to hire a property manager?
That depends on whether you have the time to manage it properly. Are you willing to handle maintenance requests at all hours, and to manage the cleaning and repairs every time a guest comes and goes? If not, it’s worth hiring someone. Just know that managers take a percentage of your rental income, typically anywhere from 15% to 25%.
Build Your Legacy
Real estate helped me rebuild my life and create freedom for my family. Now I help my clients do the same, one income-producing property at a time.
Sandra has invested in her own rentals, renovations, and flips, so she understands what it takes from the investor’s side of the table. With broker licenses in Arizona and California and the TLL Team behind you, you have one trusted partner for every property you buy, in either state.
Ready to Invest?
Let’s find a property that works as hard as you do.
Tell us your goals and your budget, and we’ll show you where the opportunities are, from Scottsdale to Southern California.
Book a Discovery CallSandra McCullough, Associate Broker · Sandra McCullough PLLC
(949) 432-9190 · sandra.m@theagencyre.com
