Midnight Flow
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Vacation rental managers

Every homeowner answered in minutes, with a projection you approve.

When a homeowner asks what their place would earn, they get a reply within minutes, a few quick questions about the home, a revenue projection you approve by text, and a walkthrough on your calendar.

One-time build
$2,500
Live in
3 weeks
Your time
About 3.5 hours
After launch
We keep it running
Runs on FlowRunner
$45/month*
Book a call See what you get

* FlowRunner pricing varies with the volume of calls and messages.

See it in action, step by step

What you get

  • Replies in minutes, any hour

    Every homeowner inquiry gets a personal reply in your company's voice.

  • The right questions about the home

    Bedrooms, baths, amenities, and the rental permit, asked by text and email.

  • A projection from your own homes

    Drafted from comparable homes you manage, using the rules you set.

  • You approve every number

    The projection comes to you by text and goes out only when you say so.

  • Walkthroughs booked

    Your slots offered, one booked, and a reminder the day before.

  • Follow-up that never slips

    A check-in after the projection and after the walkthrough, on your schedule.

  • Kept running for you

    On the care plan, we monitor it, fix it, and make your changes. Your team does nothing.

  • Tested before launch

    We run it on your past owner inquiries and walk your team through it.

How it runs

One real example, start to finish.

  • Runs on its own
  • A person on your team decides

  1. Homeowner asks

    A homeowner asks what their place would earn at 8:05 p.m.

  2. Questions by text

    Within a minute, a personal reply asks about the home.

  3. Permit rules checked

    Cayucos allows rentals. A capped town would come to you first.

  4. Projection approved

    A person decidesThe draft projection comes to you by text. You approve the range.

  5. Walkthrough booked

    The homeowner picks a time. It lands on your calendar, with a reminder.

What changes for your team

Nobody spends an evening pulling comparables for a homeowner who may never call back.

Every homeowner hears from you the same night with a number you stand behind, and your team spends its time on walkthroughs, not on inbox triage.

You stay in charge.

The routine runs on its own. At these moments it stops, asks a person, and waits for the answer.

  • A projection is ready to send.

    Text to the owner, who replies SEND or a new range

  • A homeowner asks about your fees or asks for a lower rate.

    Text to the owner with the question and the home's details

  • The home is in a town where permits are capped or restricted.

    Text to the owner before any projection goes out

You set the rules, and can change them any time

  • The reply wording and the questions asked about each home.
  • Your projection rules: which homes count as comparable, and how the range is set.
  • The towns you serve and their permit rules.
  • Your walkthrough slots, and when the follow-ups go out.
  • Who gets the approval texts, and who is next if they do not answer.

Your part is small.

3.5 hours

of your team's time

3 weeks

to live

We build, connect, and testMidnight Flow
Inbox accessOwner or business development lead, 15 min Week 1, day 1
Guesty or Hostaway accessOwner, 15 min Week 1, day 1
Accounts setup callOwner, 30 min Week 1, day 1
Walkthrough slotsBusiness development lead, 15 min Week 1, day 2
Projection and permit rulesOwner or business development lead, 1 hour Week 1, day 3
Test run reviewOwner, 1 hour Week 3, day 15

Project start

Monday, November 2

Going live

Monday, November 23

An estimate, if we start next Monday.

Want to start Monday, November 2?

Book a call
What can move the date
  • Owner inquiries arriving in several inboxes that each need connecting.
  • Permit rules for many towns that each need setting up.
  • Your team's time to agree on reply wording and projection rules.
  • Review of the test run and go-live approval.

Works with what you already use

  • Your website form
  • Gmail
  • Outlook
  • Google Calendar
  • Guesty
  • Hostaway
  • Google Sheets
  • Text messages

Product names and logos are trademarks of their owners. Midnight Flow is not affiliated with or endorsed by them.

The details

Included

  • A personal reply to every homeowner inquiry from your website and email within minutes, at any hour, in your company's voice.
  • Quick questions about the home by text and email, including the address, bedrooms, baths, amenities, and rental permit.
  • A check of the address against the permit rules you set for each town you serve.
  • A draft revenue projection from comparable homes you manage in Guesty or Hostaway, or from your comparables sheet, sent to you for approval before the homeowner sees it.
  • Walkthrough booking from the slots you choose, with a reminder the day before.
  • Follow-up after the projection and after the walkthrough, on the schedule you set.
  • A Monday summary of every owner lead, where it stands, and what needs you this week.
  • A test run on your past owner inquiries before go-live, and a walkthrough for your team.

Not included

  • Your management fee and contract terms, which always come from you.
  • Management agreements and signatures, which stay in your current tools.
  • Guest messaging, pricing, and channel management, which stay in your property management software.
  • Marketing to find homeowners.
  • Your FlowRunner subscription and AI model usage, which are billed separately.
  • Ongoing changes after launch, which are covered by the care plan or priced per change.

After launch, we keep it running.

On our care plan

We monitor it, fix it, and make your changes, with a named contact. Your team does nothing.

$300 a month, unlimited changes, cancel any month

Or run it yourselves

We hand it over and train your team on what it does and what to do if something looks off.

Changes later: $75 an hour

It keeps running. Your automation lives in a FlowRunner account in your business's name, so it never depends on us, and we hand everything over to you or whoever you choose.

$2,500

One-time build. Live in 3 weeks. We keep it running.

Our price covers the build: setup in your accounts, tuning on your own past data, and training your team. FlowRunner runs it from there. How we work

Extras that apply: your FlowRunner subscription, $45/month*, billed by FlowRunner, and your AI model usage, billed by your AI provider. Neither is included in our price. We set both accounts up for you. See FlowRunner pricing. * FlowRunner pricing varies with the volume of calls and messages.

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Frequently asked questions

What if we do not use Guesty or Hostaway?

We draft projections from a comparables sheet you keep in Google Sheets, with the homes, seasons, and rates you trust.

Can referral partners send owners to it?

Yes. Realtors and other partners can use the same form or email address, and each lead is tagged with who sent it.

Ready to scope this for your office?

Book a call to confirm the scope and the start date, or send a fit check and we will reply with next steps.

Book a call Take the fit check