There's a lot of focus in our industry on rent growth, expense ratios, and managing turnover. But over the past few months, I've been exploring smaller, lower-friction ways to improve cash flow across my portfolio without raising rents or cutting services.
Here are two strategies that I've either implemented already or am moving forward with. Both have the potential to generate recurring income while actually making the tenant experience better.
The first is something many landlords still overlook: cable and internet marketing agreements. If you own multifamily properties, service providers will often pay for the chance to be your preferred vendor. This doesn't mean exclusivity. Tenants still have full choice. But by giving one provider some visibility—say, in a welcome email, a flyer at move-in, or a mention in your tenant portal—you can unlock three possible revenue streams:
• One-time door fees, paid per unit when the agreement is signed • A monthly revenue share based on tenant usage • A base annual payment just for allowing limited marketing access
Some agreements also include free upgrades to wiring or infrastructure. I recently signed a deal that required no changes to operations, no obligations for tenants, and it's now producing income each month. It's quiet, it's clean, and it adds up.
The second opportunity I've been testing is vending machines. But not the kind most people picture. These machines don't just sell soda and candy. The newer setups function more like a hotel-style fridge. A tenant taps their card, the door unlocks, and they grab what they need. Once it closes, the system charges their card automatically based on what was removed. The result? Higher average transaction values and more convenience for tenants.
We're stocking machines with:
• Toothpaste, toothbrushes, and hygiene items • Laundry pods and supplies for use in on-site laundry rooms • Grab-and-go snacks and drinks • Small household essentials tenants often run out of
For Class A properties, some of these machines can be wrapped or branded to match your building's design. In office buildings, it helps keep employees on-site during the day, which employers appreciate. In residential properties, tenants get peace of mind knowing they can grab essentials without making a trip off-site. And in every case, the machines are restocked and maintained by the vendor. We simply earn a percentage of the revenue.
In an environment where margins are tighter and deals are harder to find, small additions like these can make a real difference across a portfolio. They don't require a renovation budget or a rent bump. They just take a bit of upfront research and a willingness to try something new.
If you're a landlord, operator, or investor and want to explore either of these ideas, feel free to reach out. I've already done the homework, vetted some vendors, and tested what works. Happy to share what I've learned or compare notes.
No pitch. Just sharing what's been useful.