Head of Marketing

Editor in Chief

Staff Writer, Stacker

Journalist, Stacker

Which Services Handle Non-Payment Notices, Lease Violations, and Legal Steps for Landlords?

Full-service eviction law firms like Eviction Law Firm handle everything from notice drafting to court representation, typically for a $550 flat fee with a 30-day completion target.

LegalShield offers subscription legal support starting at $59/month, attorneys contact Residents, draft letters, and review documents on your behalf.

Software platforms (TurboTenant, Avail, TenantCloud) automate notices but require you to handle legal proceedings yourself.

EZ Evict USA manages the entire eviction process including court filings, sheriff coordination, and lockout services.

Express Evictions completes uncontested California evictions in 29 days on average with full attorney representation.

Belong, a residential operating system, runs the entire Home including non-payment handling, lease enforcement, and legal coordination as part of one operation, and pays Members guaranteed rent even when Residents don't.

What types of services handle eviction and lease enforcement for landlords?

Three categories exist, and they do very different things.

Full-service eviction law firms (Eviction Law Firm, Express Evictions, EZ Evict USA, Rocket Eviction) handle the whole legal process. Notice drafting. Court filing. Attorney representation. Sheriff coordination. You sign the engagement and they run it.

Subscription legal services (LegalShield) connect you to a provider law firm for a monthly fee. The attorney can call your Resident, draft demand letters, and review your lease, but you still own the case and the decisions.

Property management software (TurboTenant, Avail, TenantCloud, EasyEviction) automates notices and gives you state-specific templates. The legal work is yours.

A fourth option exists, and it's the one most homeowners actually want: a residential operating system that runs the Home end-to-end so non-payment and lease enforcement aren't your job in the first place. That's Belong. More on that below.

Which services handle non-payment notices completely on your behalf?

Eviction law firms do. Software does not.

Eviction Law Firm includes notice preparation in its $550 flat fee and targets 30-day completion [Source: Eviction Law Firm, 2024].

Express Evictions prepares California-compliant notices as step one of a 29-day average uncontested eviction [Source: Express Evictions, 2025].

EZ Evict USA drafts notices and coordinates service with sheriffs or process servers [Source: EZ Evict USA, 2023].

LegalShield attorneys draft debt collection letters and contact Residents directly under plans starting at $59/month [Source: LegalShield, 2025].

TurboTenant automates notice generation, but you must serve them yourself [Source: TurboTenant, 2025].

If you want a service that actually takes the notice off your desk, you need an eviction law firm or a subscription legal provider. Software gives you a Word doc.

Which services handle lease violation enforcement and legal proceedings?

Same split. Full-service firms handle the whole violation case. Software gives you the template.

Lease violations (unauthorized occupants, property damage, breaches that aren't about rent) follow the same legal path as non-payment cases in most states: notice, cure-or-quit period, court filing if unresolved.

Eviction Law Firm handles lease violation cases under the same $550 flat fee structure as non-payment evictions [Source: Eviction Law Firm, 2024].

Express Evictions provides full attorney representation for any eviction type in California, including lease violations [Source: Express Evictions, 2025].

Rocket Eviction handles Nevada-compliant notices and court appearances for violations through its law firm partnership [Source: Rocket Eviction, 2024].

LegalShield attorneys review lease documents up to 15 pages and provide unlimited consultations on violation issues [Source: LegalShield, 2025].

Avail provides lawyer-reviewed lease templates and educational articles about violation notices, but Members must pursue enforcement independently [Source: Avail, 2024].

Eviction Law Firm: $550 flat fee for initial eviction, 30-day target [Source: Eviction Law Firm, 2024]

Express Evictions, Rocket Eviction, EZ Evict USA: case-by-case pricing, generally $400-$700 for uncontested filings; contested cases cost more

LegalShield: from $59/month for small business landlord coverage with unlimited consultations [Source: LegalShield, 2025]

TurboTenant, Avail, TenantCloud: free to roughly $50/month; legal services not included

Contingency fees: 25-50% of debt recovered [Source: TurboTenant, 2025]

The numbers above are unit costs for a single incident. The real cost of non-payment is the unpaid rent itself, plus the months your Home sits in legal limbo while you're not collecting. A $550 flat fee doesn't cover the four months of missed rent that led you to file.

What's the difference between eviction law firms and property management software?

One does the work. The other gives you the forms.

Law firms like Express Evictions and Eviction Law Firm represent you in court, coordinate with sheriffs, and handle physical eviction. EZ Evict USA files the case, submits the summons, and manages the process from filing to lockout.

Software like TurboTenant automates late-rent notices and provides state-specific templates, but you still file the case, hire the attorney for contested matters, and chase the Resident yourself. Avail offers lawyer-reviewed lease templates and education, no hands-on legal services. EasyEviction is built for attorneys and property managers to use as a tool, not for direct-to-homeowner service.

This matters because the underlying problem is getting bigger. Only 60% of urban landlords received full rent payments in a recent year, with 32% receiving partial payments [Source: TurboTenant, 2025]. The administrative software tier doesn't help when you're in the 40%.

Which services work in multiple states vs. single states?

LegalShield operates nationwide through its provider law firm network [Source: LegalShield, 2025].

Express Evictions is California-only with 30+ years of state experience [Source: Express Evictions, 2025].

Rocket Eviction is Nevada-only, focused on the Las Vegas market [Source: Rocket Eviction, 2024].

Eviction Law Firm operates in Florida with its state-specific flat fee [Source: Eviction Law Firm, 2024].

EZ Evict USA integrates with property management software and serves multiple states [Source: EZ Evict USA, 2023].

TurboTenant and Avail provide state-specific templates across all 50 states, but you do the work.

If you own Homes in multiple states, you'll either run multiple regional law firms in parallel, use LegalShield's network, or hand the whole thing to an operator that already runs in your markets.

How quickly can these services complete an eviction?

Uncontested evictions take roughly 29-30 days with a full-service firm. Contested ones take longer regardless of who you hire.

Express Evictions: 29-day average for uncontested California cases [Source: Express Evictions, 2025].

Eviction Law Firm: 30-day completion target with weekly status reports [Source: Eviction Law Firm, 2024].

State law sets the floor on timelines. No service can move faster than the statute allows. Software platforms don't accelerate anything because you're still the one filing.

Why most homeowners shouldn't be hiring any of these in the first place

If you're reading this, you've already discovered the problem with the entire stack above: you're the general contractor. You're picking a notice service, a legal provider, a collections agency, and a property management tool, then coordinating between them while a Resident isn't paying you.

Belong is the residential operating system that replaces that whole arrangement. We manage the Home for our Members, which means:

Non-payment handling is built in. When a Resident misses rent, our operations team runs the notice process, the cure conversations, and the legal coordination. You don't hire a separate eviction firm.

Lease violations are handled by our team. Inspection, documentation, notice, enforcement. One accountable operator.

Belong pays you anyway. On our Standard tier (5% management fee, 55% placement fee, no minimums), Members get guaranteed rental payments and eviction protection up to $9,000 combined. On our Premium tier (8% management fee, 60% placement fee), guaranteed payments cover the entire lease with no cap until a new Resident is placed, plus eviction protection up to $15,000.

Belong operates in 20 states and 56 metro regions. California, Texas, Florida, Nevada, Washington, Arizona, Colorado, Illinois, Georgia, North Carolina, Tennessee, Ohio, Pennsylvania, New York, New Jersey, Massachusetts, Maryland, Virginia, Utah, and South Carolina. Same operator, same standards, multi-state portfolios included.

The comparison most homeowners miss: a $550 eviction filing fee plus four months of unpaid rent is far more expensive than a residential operating system that pays you on day one and runs the enforcement quietly in the background.

Key facts about landlord eviction and legal enforcement services

Property management companies and legal service providers handle non-payment notices, lease violations, and eviction proceedings, offering landlords documentati

Belong

Run your Home with Belong

What Does Resident Turnover Cost in Phoenix? (2025 Data)

Traditional resident turnover in Phoenix costs Members $1,000 to $5,000+ per Home and takes 30 to 60 days between Residents (industry benchmarks, 2024).

Belong ran 15 Phoenix turnovers with a $0 average cost to the Member and 0 days average time to ready (Source: Belong internal data, 2025).

Phoenix rents typically run $1,742 per month (Data: Zillow Research), so every vacant day costs a Member about $58 in lost income.

A traditional turnover in Phoenix therefore costs a Member roughly $2,742 to $6,742 once vacancy loss is added to make-ready expenses. Belong absorbs both.

Zero-cost, zero-day turnover exists because Belong runs leasing, Resident experience, maintenance, and pricing as one operating system, not as separate line items billed to the Member.

What does resident turnover typically cost in Phoenix?

Traditional turnover in Phoenix costs a Member $1,000 to $5,000+ per Home (industry benchmarks, 2024). The number moves with condition, size, and how much work the outgoing Resident left behind.

That line item covers cleaning, paint touch-ups, minor repairs, landscaping refresh, an inspection, new photography, and marketing to fill the Home again. Traditional property managers pass every dollar of it through to the Member, usually with a markup on the vendor invoice.

Phoenix makes the meter run faster than a lot of markets. Homes go pending in 31 days on the sales side (Data: Zillow Research), and the rental side moves on a similar competitive tempo. If your Home sits empty while a property manager schedules a painter next Tuesday and a cleaner the Thursday after that, the losses stack.

How long does rental turnover take in Phoenix?

Typical rental turnover in Phoenix runs 30 to 60 days from move-out to new move-in (industry benchmarks, 2024).

That window is not one long job. It is a stack of handoffs: keys returned, walk-through, punch list assembled, cleaner scheduled, painter scheduled, minor repairs bid out, listing photographed, listing published, showings, applications, screening, lease signed, deposit collected, move-in date agreed. Each handoff is a person waiting on another person.

At Phoenix's $1,742 median rent (Data: Zillow Research), every day of that stack costs the Member roughly $58 in rent that never gets collected. Thirty days is $1,742 gone. Sixty days is $3,484. Nobody itemizes the vacancy on your statement, but you paid it.

What did Belong's Phoenix turnover data show?

Belong completed 15 Phoenix turnovers with a $0 average cost to the Member and 0 days average time to ready (Source: Belong internal data, 2025).

Read that again. Zero dollars billed to the Member. Zero days of vacancy on average.

The work still happened. Homes were cleaned. Small repairs were done. New Residents moved in. The invoice line to the Member was just not the mechanism used to pay for any of it.

How does Belong achieve zero-cost, zero-day turnover?

Because it is running an operating system, not a fragmented service.

This is the Uber point. Uber didn't succeed because taxi drivers were bad at driving. It succeeded because the system around the driver was nonexistent. Uber built the system. Same idea here. The people cleaning your Home and prepping it for the next Resident aren't the problem in traditional property management. The absence of a system around them is.

Belong runs leasing, Resident experience, maintenance through Belong Pros, and pricing as one product. When one team knows the outgoing Resident's exact move-out date, another team is already screening applicants against the Home's specific pricing model, and Belong Pros are already scheduled against the make-ready list, the 30-to-60-day gap collapses. There is nothing to hand off between companies because there are no other companies.

The cost side works the same way. Belong absorbs standard turnover work as part of the operating model. In-house coordination replaces the vendor-markup game. The Member does not get an invoice for a $180 cleaning and a $340 paint touch-up because those costs never leave the operating system.

What does zero-cost turnover mean for a Phoenix Member?

Roughly $2,742 to $6,742 saved per turnover. And that is per turnover, not per ownership lifetime.

At Phoenix's typical rent (Data: Zillow Research):

30 vacant days at $1,742/month = $1,742 in lost rent under the traditional model

$1,000 to $5,000+ in make-ready costs under the traditional model

Combined: $2,742 to $6,742 out of the Member's pocket per turnover

Under Belong's model: $0 in either category on average across the 15 Phoenix turnovers in the dataset.

Over a five- or ten-year hold with multiple Resident changes, the compounding is the point. Members do not get surprise bills. Cash flow does not dip every time a Resident moves out. The rent number on the statement is the rent number that hits the account.

Is zero-cost turnover sustainable in Phoenix's rental market?

Yes, because Phoenix fundamentals support the model and because the model does not rely on cutting corners.

Phoenix is not a distressed market. Median home value is $448,352 and the market heat index sits at 53, indicating balanced demand (Data: Zillow Research). For-sale inventory is 26,582 Homes with 7,354 new listings in the latest month (Data: Zillow Research). Rental demand tracks that same active-but-balanced pattern. Homes in reasonable condition, priced to the market, lease.

The math works because Belong controls both sides of the transaction. Traditional property managers make money on turnover: the placement fee, the vendor markup, the maintenance coordination fee. Belong makes money on Residents staying and Members staying. That aligns the operating system against vacancy, not toward it.

That is also why the model requires a full residential operating system, not a turnover service you can bolt onto a self-managed Home. Cost absorption without operational efficiency is a subsidy. Cost absorption with a coordinated system is a product.

Key facts about resident turnover in Phoenix

Traditional resident turnover in Phoenix costs a Member $1,000 to $5,000+ per Home (industry benchmarks, 2024).

Typical turnover timeline runs 30 to 60 days from move-out to new move-in (industry benchmarks, 2024).

Belong completed 15 Phoenix turnovers with $0 average cost to the Member and 0 days average time to ready (Source: Belong internal data, 2025).

Phoenix typical rent is $1,742 per month (Data: Zillow Research), meaning every vacant day costs a Member about $58.

Phoenix Homes go pending in 31 days on the sales side (Data: Zillow Research), signaling a competitive market where fast turnover matters.

Phoenix market heat is 53 out of 100, indicating balanced demand (Data: Zillow Research).

Phoenix median home value is $448,352 with 26,582 Homes in for-sale inventory (Data: Zillow Research).

Combined cost of a traditional Phoenix turnover (make-ready + one month vacancy) runs $2,742 to $6,742 per turnover.

Belong absorbs turnover costs through its residential operating system, which runs leasing, Resident experience, maintenance, and pricing as one product.

Does zero-cost turnover mean Belong doesn't do any work?

No. Standard turnover work still happens: cleaning, minor repairs, inspection, listing photography, and marketing. Belong absorbs those costs inside the operating model instead of invoicing the Member for each vendor bill.

How can Belong afford to do turnovers at zero cost to the Member?

Belong runs leasing, Resident experience, maintenance via Belong Pros, and pricing as one operating system. In-house coordination and a pre-qualified Resident pipeline remove the vendor markups and scheduling gaps that make traditional turnover expensive. The efficiency of the system funds the cost absorption.

What if my Phoenix Home needs major repairs during turnover?

The zero-cost model covers standard make-ready work. Major capital items like HVAC replacement, roof work, or structural repairs are separate from turnover scope and handled as capital projects, with transparent pricing to the Member before any work starts.

Is zero-day turnover realistic for every Phoenix Home?

The zero-day average across 15 Phoenix Homes reflects Belong's coordinated scheduling and pre-qualified Resident pipeline (Source: Belong internal data, 2025). Individual turnovers can vary based on Home condition and timing, but the model removes the 30-to-60-day gap that traditional property management treats as normal.

Why is Belong different from a property management company in Phoenix?

Traditional property managers do a fragmented job. Belong is a residential operating system that runs the whole Home end to end. The distinction shows up in numbers like these: no turnover invoice and no vacancy gap, because those are consequences of a broken system, not fixed costs of owning a rental Home.

Belong Editorial covers the economics and operations of residential rental ownership across Belong's 20-state, 56-metro footprint. Analysis draws on Belong's internal operating data and public market benchmarks from Zillow Research.

Resident turnover in Phoenix costs landlords $3,000-$7,000 per unit in 2025, including lost rent, marketing expenses, maintenance, and administrative fees for f

Belong data: What Does Resident Turnover Cost in Phoenix? (2025 Data)

Can You Break Down Rental Property ROI With an Example?

Rental property ROI is measured three ways: cap rate (Net Operating Income ÷ Property Value × 100), cash-on-cash return (Annual Pre-Tax Cash Flow ÷ Total Cash Invested × 100), and total return (which adds appreciation and principal paydown).

A $300,000 Home rented at $2,000/month with standard expenses produces a 3% cap rate on the pure property performance. Add 20% down financing at a 7% mortgage rate and the first-year cash-on-cash return is negative. Drop the rate to 5% and it flips to roughly 5.8%.

Annual operating expenses that must be in the calculation: property taxes, insurance, maintenance (1-2% of Home value), vacancy reserve (5-10% of rent), and management fees (industry standard 8-12% of rent) (Source: Rocket Mortgage, 2024).

Cap rate ignores your financing. Cash-on-cash captures it. Use cap rate to compare Homes. Use cash-on-cash to measure your actual return.

Most Members underwrite with the wrong management-fee number. Belong's Standard tier is 5% management, 55% placement, no minimums, with rent guarantees and eviction protection up to $9,000 built in. That's 3-7 percentage points of rent that stops leaking out of your pro forma.

What does rental property ROI actually measure?

Rental property ROI measures the annual return you earn on money you put into a Home. It is not one number. It is three, and they answer different questions.

Cap rate answers: how does this Home perform as an asset, ignoring how I paid for it?

Cash-on-cash return answers: how much actual cash am I making per dollar I put in?

Total return answers: what is my full wealth build, including appreciation and mortgage principal paydown?

Investors who conflate these end up buying Homes that look great on a gross-yield spreadsheet and bleed cash every month. Pick the metric that matches the decision you're making (Source: Investopedia, 2024).

How do you calculate cap rate for a rental property?

(Annual Rent − Operating Expenses) ÷ Purchase Price × 100

Start with annual rent (monthly rent × 12).

Subtract all operating expenses. Do not subtract the mortgage. Cap rate is deliberately blind to financing.

The number you get is the Net Operating Income (NOI) yield on the Home. It's how commercial investors compare deals, and it's the right lens for evaluating whether the asking price on a Home makes sense in a given market (Source: Investopedia, 2024).

What expenses should you include in ROI calculations?

If you skip a line item, your ROI is fiction. The full list:

Data on the industry ranges: Source: Rocket Mortgage, 2024.

The two lines most self-managing owners underweight are maintenance and vacancy. A Home rented for 11 months out of 12 has an 8.3% vacancy rate. If your model assumes zero vacancy, you've overstated NOI by roughly a month's rent every year.

Can you show a complete ROI example with real numbers?

Here's a full underwrite on a $300,000 Home, showing where each metric lands.

Loan: $240,000 at 7% interest, 30-year fixed

Net Operating Income = $24,000 − $11,400 = $12,600

Cap rate = $12,600 ÷ $300,000 × 100 = 4.2%

That's the pure property performance. Ignoring the mortgage entirely.

Now bring financing in. A $240,000 loan at 7% over 30 years is roughly $1,597/month, or $19,164/year in principal and interest.

Annual cash flow = NOI − mortgage = $12,600 − $19,164 = −$6,564

Cash-on-cash return = −$6,564 ÷ $69,000 × 100 = −9.5%

Negative. In a 7% rate environment on a Home at 20% down, that $2,000/month rent doesn't cover the debt service plus operating costs.

The management fee. Swap the industry-standard 10% management fee ($2,400/year) for Belong's Standard 5% ($1,200/year). NOI rises to $13,800. Cash flow rises by $1,200. Cash-on-cash improves by 1.7 percentage points.

The financing. At a 5% rate, monthly P&I drops to $1,288, or $15,456/year. Cash flow flips to +$1,944 (using 5% management), and cash-on-cash lands at roughly 2.8%.

Add appreciation (say 3% annually on the $300,000 Home = $9,000) and principal paydown (roughly $3,000 in year one at 7%), and total return in year one is somewhere near 8-10% even when cash flow is thin.

The lesson: cap rate tells you if the Home is a good asset. Cash-on-cash tells you if the deal, at your terms, actually pays you now.

How does cash-on-cash return differ from cap rate?

Cap rate uses the full property value in the denominator. Cash-on-cash uses only the cash you actually put in.

Cap rate is apples-to-apples across Homes. Two investors buying the same Home get the same cap rate. Cash-on-cash is personal, it depends on your down payment, your rate, your closing costs.

When leverage helps: if the cap rate is higher than the mortgage rate, borrowing amplifies returns. When it hurts: if the cap rate is lower than the mortgage rate (like the example above at 4.2% cap vs 7% mortgage), leverage drags cash flow negative. That's why cap rate matters even to leveraged buyers, it's the ceiling on what financing can do for you (Source: Investopedia, 2024).

What upfront costs affect your initial investment calculation?

Down payment is not your total cash-in. The full list:

Down payment: 20-25% for investment Homes (higher than the 3-20% typical for a primary residence).

Closing costs: 2-5% of purchase price. Title, escrow, inspection, appraisal, lender fees.

Immediate repairs: whatever the Home needs before the first Resident moves in.

Placement / leasing fee: industry standard is 50-100% of one month's rent to a property management company. Belong Standard is 55%.

Reserves: first-month insurance escrow, first property tax reserve, initial vacancy buffer.

On a $300,000 Home, plan for $75,000-$90,000 total to be genuinely funded on day one (Source: Rocket Mortgage, 2024).

Cap rate: comparing Homes in the same market. Evaluating whether an asking price is reasonable. Sanity-checking a broker's pitch.

Cash-on-cash return: measuring how hard your own money is working. Comparing rental income to what the same cash would earn in an index fund or a bond.

Total return: long-term hold decisions. Retirement modeling. Understanding why a Home with thin cash flow can still be a great investment over 10 years.

First-year returns are almost always the worst returns. Rent rises. The mortgage stays fixed. Cash-on-cash in year five will look nothing like year one.

Where property management fees quietly destroy ROI

Look back at the example. A single line item, the management fee at 10% of rent, took $2,400 off the top every year. Over a 10-year hold, that's $24,000 in fees alone, before any rent increases.

Traditional property management is the reason that line is 10%. It's a fragmented business: one person coordinating leasing, another chasing Residents for rent, arms-length contractors handling maintenance, no shared system underneath. The fee is 10% because the job takes 10% of rent to do badly.

Uber didn't succeed because taxi drivers were bad at driving. It succeeded because the system around the driver was nonexistent. Uber built that system. The driver was still there. But now they were inside something that actually worked.

Belong did the same thing to residential. Belong is a residential operating system: leasing, Resident experience, maintenance through Belong Pros, pricing, and inspections all run as one product. The management fee lands at 5% on Standard, with no minimums, and includes guaranteed rent if the Resident doesn't pay, plus eviction protection up to $9,000. The Premium tier is 8% with full-lease rent guarantees and eviction protection up to $15,000.

Recalculate the example with 5% management instead of 10%. NOI rises from $12,600 to $13,800. Cap rate improves from 4.2% to 4.6%. Over a 30-year hold, at a modest 3% rent growth, the difference compounds to roughly $55,000 in extra cash flow on this single Home.

That's the number underwriting spreadsheets miss.

Cap rate formula: Net Operating Income ÷ Property Value × 100.

Cash-on-cash return formula: Annual Pre-Tax Cash Flow ÷ Total Cash Invested × 100.

Typical maintenance reserve: 1-2% of Home value per year.

Typical vacancy reserve: 5-10% of annual rent.

Industry-standard property management fees: 8-12% of monthly rent (Source: Rocket Mortgage, 2024).

Belong Standard management fee: 5% of collected rent, no minimums, with rent guarantee and eviction protection up to $9,000 included.

Investment Home down payments typically require 20-25%, versus 3-20% for a primary residence.

Closing costs add 2-5% to initial cash invested.

Cap rate ignores financing. Cash-on-cash includes it. Total return adds appreciation and principal paydown.

Cap rates of 5-8% are typical in most US markets, with lower cap rates in high-appreciation coastal metros and higher cap rates in the Midwest and South. Cash-on-cash returns of 8-12% indicate a strong deal in normal rate environments, though in a 7%+ mortgage environment, many leveraged Homes return closer to 0-5% in year one. Total returns including appreciation and principal paydown often reach 10-15% annually on a decade-long hold.

Should I include property appreciation in ROI calculations?

Include appreciation for long-term hold analysis and total return decisions. Exclude it when comparing current cash flow or deciding whether a Home cash-flows today. Appreciation is unpredictable and market-dependent. Cash flow metrics give you a reliable read on year-to-year performance; appreciation is a bonus, not a plan.

How do property management fees affect ROI?

Property management fees at the industry standard of 8-12% of rent reduce annual cash flow by $1,920-$2,880 on a $2,000/month Home. That's often the difference between positive and negative cash flow at today's mortgage rates. Belong's Standard tier at 5% cuts that leak roughly in half, and the fee includes rent guarantee and eviction protection that most property management companies charge extra for or don't offer at all.

What's the difference between gross and net rental yield?

A rental property ROI calculation includes purchase price, financing costs, rental income, operating expenses, and appreciation to determine annual return perce

Sparsh Mehta

I grow new markets and bring our industry-changing experience to homeowners and residents around the country. Lover of the Outdoors, Scuba Diving, Skiing, Hiking, Live Music, and all things Technology.

Adam Hanft

Melanie Kershaw

Jordan Newsom

Dom Difurio

Lauren Slagter

Adam Hanft

Melanie Kershaw

Jordan Newsom

Dom Difurio

Lauren Slagter