Arbitrage Finder Terms

These terms govern the Rental Arbitrage Property Finder (the “Service”) offered by Mitchell-Bond LLC, doing business as NestNights (“NestNights,” “we,” “us”). By checking the agreement box and completing checkout, you (“you,” the “Client”) agree to these terms.

The Service is market research and landlord-permission verification. We research your target market, contact landlords and property managers, disclose your intended use, and document which ones permit a corporate lease or sublet.

NestNights is not a real estate broker or agent. We do not represent you or any landlord, we do not negotiate lease terms, and we do not sign or guarantee any lease. You apply for, negotiate, and sign any lease directly with the landlord, and every leasing decision is yours and the landlord's alone.

The Search Activation fee starts your search. After payment we confirm your search criteria (markets, budget, unit type, and rental strategy) with you in writing; that written confirmation is the standard your search is measured against.

The Search Activation fee is credited in full toward your first unit unlock. If we cannot deliver a preview of at least one unit that meets your confirmed criteria within 30 days of that confirmation, we refund the Search Activation fee in full on request.

For each unit whose landlord has confirmed permission, we send you a preview (such as neighborhood, rent, bedrooms, approval type, any landlord screening requirements we learn of, and photos). Previews do not include the landlord's identity or the unit's address.

You decide which previewed units to unlock. Unlocking a unit releases the landlord or property manager's contact details and their documented permission to you. Unlock fees are $800 for your first unlocked unit, $650 each for your second through fourth, and $500 each for your fifth and beyond, less any Search Activation credit.

You never owe an unlock fee for a unit you do not ask to unlock.

Each preview is reserved for you for 5 days from the day we send it. Once you unlock a unit, it is exclusive to you: we will not preview or unlock that unit for any other client. Exclusivity covers our service only — the landlord remains free to lease the unit to anyone, which is why we recommend applying promptly.

At checkout you authorize NestNights to store your payment method with our payment processor, Stripe, and to charge it the posted unlock fee each time you ask us to unlock a unit (by replying to a preview or by paying an invoice). We email an itemized receipt for every charge. We do not charge your card for any other purpose without your separate consent. You can ask us to remove your stored card at any time by emailing info@nestnights.com.

The Portfolio Pack prepays five unit unlocks and includes Search Activation. Unlocks are drawn from the pack as you unlock units. If we cannot deliver previews meeting your confirmed criteria for all five units within 90 days of criteria confirmation, we refund the unused unlocks at $550 each on request.

If you submit a complete application within 14 days of unlocking a unit and the landlord declines to lease that unit to you on substantially the previewed terms (including because they have re-rented it or withdrawn permission), we will replace that unlock with another verified unit meeting your confirmed criteria at no charge, or credit the fee toward a future unlock. This does not apply if your application does not meet screening requirements listed in the preview (such as credit, income, or deposit requirements), or if you decline the previewed terms.

Beyond this replacement, a landlord's permission reflects their position when we verified it, and we do not guarantee that any landlord will approve your application or sign a lease. An unlock fee is earned once the landlord's contact and documented permission are delivered.

You are responsible for confirming that your intended use of any unit complies with local short-term and mid-term rental laws, licensing and registration requirements, HOA or condominium rules, insurance requirements, and the lease itself. Market notes we provide about local rules are general information, not legal advice.

Unlocked landlord information is for your own business use. You may not resell or share it with third parties.

Refunds described in these terms are issued to the original payment method. If you have a question about any charge, please email info@nestnights.com before contacting your card issuer — we respond within one business day and will make it right if we got something wrong.

To the fullest extent permitted by law, NestNights' total liability arising from the Service is limited to the fees you paid us for the Service. We are not liable for indirect or consequential losses, including lost profits from any rental operation.

These terms are governed by the laws of the State of Maryland. We may update these terms for future purchases; the version in effect at your checkout applies to that purchase.