Rental Arbitrage Property Finder · For MTR & Corporate Housing Operators
Landlord-approved arbitrage units, with permission in writing.
We contact landlords in your market, disclose your mid-term or corporate-housing use up front, and send you units already approved in writing. Pay only for the units you choose.
$199 to start — credited to your first unit, refunded if we can't verify one in 30 days.
Sample unit preview
2-bed apartment — Fishtown, Philadelphia
- Rent
- $1,850 / month
- Layout
- 2 bed · 1 bath · 900 sq ft
- Approval
- Corporate lease, furnished stays 30+ nights
- Available
- Dec 1
- Landlord terms
- Liability insurance naming owner; 12-month lease
Illustrative example — not a live listing. Real previews omit the address and landlord until you unlock.
Approved in writing
Every unit comes with the landlord's written permission for a corporate lease or sublet.
Exclusive to you
Previews are held for you for 5 days. Unlocked units are never shown to anyone else.
Lease-or-replace
Landlord won't sign on the previewed terms within 14 days? Free replacement unit.
Pay only for what you unlock
$199 to start, credited to your first unit. Refunded if we can't verify one in 30 days.
How It Works
Finding landlords who say yes, done for you
Rental arbitrage means leasing a home long-term with the landlord's written permission and re-renting it as a furnished mid-term (30+ night) or short-term rental. The hardest part is finding landlords who agree — operators often pitch dozens of landlords for every yes.
NestNights' Rental Arbitrage Property Finder does that research for you. We contact landlords and property managers in your market, disclose your intended use up front, and deliver units whose landlords have approved a corporate lease or sublet in writing. NestNights is a research and verification service, not a real estate broker — you apply and sign directly with the landlord.
01
Start your search
Tell us your market and budget, then activate with $199 — credited toward your first unit.
02
We confirm your criteria
Within one business day, your research specialist confirms markets, unit type, and must-haves in writing.
03
We verify landlords
We contact landlords and property managers, disclose your use up front, and collect written approval. First previews typically arrive in 2–4 weeks.
04
Preview, unlock, sign
Unlock only the units you want. The unit becomes exclusive to you, and you apply and sign directly with the landlord.
What You Receive
A preview first. The landlord when you unlock.
Every verified unit arrives as a preview, so you can judge the numbers before you pay. Unlock the ones you want and the unit is yours alone.
- Target Market Research. Rental demand, local short- and mid-term rental rules, and which landlords in your market are open to corporate leasing.
- Written Landlord Approval. We disclose your intended use up front and only count a unit once the landlord or property manager approves a corporate lease or sublet in writing.
- Unit Previews. Neighborhood, rent, bedrooms, approval type, and photos for every verified unit — so you decide which ones are worth unlocking.
- Landlord Contact on Unlock. Unlock a unit to receive the landlord's contact details and their written approval, ready for you to apply and sign directly.
After you unlock
2-bed apartment — Fishtown, Philadelphia
- Property manager
- D████ Property Group
- Contact
- M█████ R. · (215) ███-████
- Address
- ████ E. Girard Ave, Unit █
“…we're comfortable leasing to your company for furnished corporate stays of 30 nights or more, provided the lessee carries liability insurance naming us as additional insured.”
Written approval from the property manager, dated and included with your unlock
- Exclusive to you — never shown to another client
- Lease-or-replace for 14 days
- Local rules note: in Philadelphia, stays under 30 nights by non-resident operators need special zoning and licensing; 30+ night corporate stays avoid that
Illustrative example — details redacted.
Pricing
Pay $199 to start. Pay for a unit only when you choose to unlock it.
| Item | Price | When you pay |
|---|---|---|
| Search Activation | $199 | Today. Credited toward your first unit; refundable if we can't verify one in 30 days. |
| First unit unlock | $800 | Only when you choose a unit — $601 after your $199 credit. |
| Units 2–4 | $650 each | Applied automatically. |
| Units 5+ | $500 each | Applied automatically. |
| Portfolio Pack | $2,750 | Five prepaid unlocks ($550 each), activation included. |
Your $199 activation is credited toward your first unlock and refunded on request if we can't verify at least one unit meeting your confirmed criteria within 30 days of confirming them. Unlock fees are charged only when you ask to unlock a unit.
Start My Search — $199Scaling fast?
Portfolio Pack
$3,250$2,750
- Five unit unlocks at $550 each
- Activation included
- Exclusive units, lease-or-replace
- Unused unlocks refunded if we can't fill your criteria within 90 days
Get Started
Start your search
A few quick fields, then secure checkout. Your research specialist confirms the rest of your criteria by email within one business day.
Compare
Ways to find arbitrage-friendly landlords
| Feature | Cold outreach yourself | Freelance property finder | NestNights |
|---|---|---|---|
| Cost to you | Your time — often dozens of pitches per yes | Typically $650–$800 per property | $199 to start, then per unit you choose |
| Landlord approval in writing | Up to you | Varies | Every unit |
| Exclusive units | Rarely | Yes, once unlocked | |
| Replacement if landlord backs out | Rarely | Yes, within 14 days | |
| Refund if nothing qualifies | Varies | Yes, within 30 days |
Common Questions
Rental arbitrage property finder FAQ
Read the full Arbitrage Finder terms.
New to arbitrage? Start with how to find rental arbitrage properties, the mid-term rental arbitrage playbook, and our free deal analyzer. Already know your market? Check its rules and rents in our city-by-city rental arbitrage guides.
What is a rental arbitrage property finder?
A rental arbitrage property finder researches a market and identifies landlords who will allow a tenant to re-rent their unit as a furnished mid-term or short-term rental. NestNights' Rental Arbitrage Property Finder contacts landlords and property managers on your behalf, discloses your intended use up front, and delivers units whose landlords have approved a corporate lease or sublet in writing.
How much does it cost?
$199 to start your search, credited toward your first unit. Unlocking a verified unit costs $800 for the first ($601 after your credit), $650 each for units 2–4, and $500 each for units 5 and up. The Portfolio Pack prepays five unlocks for $2,750. You never pay for a unit you don't choose to unlock.
Is rental arbitrage legal?
It has to clear three gates: the lease (the landlord must permit it — which is why every unit comes with written approval), the city's short-term rental rules, and any building or HOA rules. Many cities restrict stays under 30 nights by non-resident operators, while furnished mid-term stays of 30+ nights fall outside most short-term rental ordinances — one reason we focus on mid-term and corporate housing. You're responsible for confirming your use meets local requirements before operating.
Will other operators see the same unit?
No. Each preview is held for you for 5 days, and once you unlock a unit it's exclusive to you — we won't preview or unlock it for anyone else.
What if the landlord won't sign after I unlock?
If you submit a complete application within 14 days of unlocking and the landlord declines to lease to you on substantially the previewed terms, we replace the unlock with another verified unit at no charge. This covers landlord changes of heart and re-rented units; it doesn't cover applications that don't meet screening requirements listed in the preview.
What does written approval look like?
An email or signed note from the landlord or property manager confirming they permit a corporate lease or sublet for furnished stays, plus any conditions they set (for example, minimum stay length or insurance requirements). You receive it with the landlord's contact details when you unlock the unit.
Why do you keep my card on file?
So you can unlock a unit the moment you see a good one — reply “unlock” and we charge the posted fee and send the landlord's details right away. We only charge when you ask to unlock a unit, and every charge comes with an itemized receipt.
What if you can't find anything in my market?
If we can't verify at least one unit that meets the criteria we confirm with you in writing within 30 days of confirming them, we refund your $199 activation on request. Portfolio Pack unlocks you don't use are refunded on the same basis within 90 days.
Are you a real estate broker?
No. NestNights is a research and verification service. We don't represent you or the landlord, and we don't negotiate or sign leases — you apply and contract directly with the landlord.
Do you help after I sign a lease?
Yes. Once you're ready to furnish, list, and operate the unit, our co-hosting team handles pricing, guest communication, and operations, and our listing optimization service gets new listings ranking fast.
Run by Operators
We operate rentals too — this is how we find our own.
NestNights is an owner-operated short- and mid-term rental company with homes in California, Maryland, and Virginia. The research process behind this service is the one we use for our own portfolio — and when your new unit is ready, our co-hosting team can run it for you.