Working as a 1099 Private Investigator
If you’re exploring this field, you’ve probably seen the term: a 1099 ...
Property Managers & Real Estate Professionals
When something about a tenant, a claim, or a deal doesn’t add up, you need documented answers you can act on. That’s exactly what we deliver.
On this page:
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Overview
Most property managers and real estate professionals don’t call an investigator because things are running smoothly. A tenant’s income documentation looks a little too clean. Someone on the lease hasn’t been seen in months, but three cars you don’t recognize park there every night. A slip-and-fall claim lands on your desk and the story doesn’t match the property you know. A buyer or seller in a high-stakes deal has a background that warrants a closer look before closing. Whatever brought you here, you already know something needs to be verified. We document what’s actually happening — discreetly and lawfully — then hand you findings your legal team and insurers can stand behind. That’s what we’ve done for property managers and real estate professionals across all 50 states.
Experience
Years serving property managers & real estate professionals
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+
States with licensed investigator coverage
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How We Help
Lease Violation & Occupancy Surveillance
Unauthorized occupants, unapproved sublets, the tenant on the lease you never actually see. We document the pattern so you can act on it.
Slip-and-Fall & Liability Claim Verification
When a claim doesn’t match the conditions you know exist at your property, we document the claimant’s real activity level for your carrier.
Due Diligence on Buyers & Sellers
Before a high-stakes transaction closes, we take the closer look a background warrants — so you’re not the one left holding the surprise.
Asset Searches & Locating People
Tenants who skipped out owing rent, witnesses your attorney needs, addresses that have gone stale. We find the current one.
Process Service
Eviction notices and civil documents served properly and documented, so a technicality doesn’t cost you the proceeding.
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Resources
Career Paths in Private Investigations
People often picture a private investigator career as one job—someone in a ...
What Makes a Great Private Investigator?
What makes a great private investigator? It isn’t a gadget, a badge, ...
Private Investigator Training :Why Ongoing Training Makes Better Private Investigators
Private investigator training is one of the most important investments you can ...
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Meet Our Investigators
Here’s the part most firms won’t say out loud: the investigation is only as good as the investigator running it. In property and real estate matters, the documentation has to hold up in three places at once — fair housing law, insurance claims standards, and civil evidentiary requirements. Get any one of those wrong and you’ve created liability for the property owner instead of protecting them. Work with us and you get licensed, vetted investigators who understand landlord-tenant law and write every report as if it’s going in front of a judge in an eviction hearing — because sometimes it is.
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Why choose us
Court & Proceeding Ready
Every surveillance log, background finding, and report is prepared to evidentiary standards from day one — not cleaned up after the fact.
Coverage in All 50 States
The same documentation standards whether your portfolio sits in Houston or spreads across several states. You don’t need a new firm for every jurisdiction.
Built on Discretion
A property investigation that leaks tips off tenants and creates fair housing exposure. We stay in the background until you’re ready to act.
Fair Housing Disciplined
Every investigation is driven only by documented behavior and verifiable facts — never anything that would put your fair housing standing at risk.
You Hear From Your Actual Investigator
Real updates from the person doing the work, not a customer service rep reading a script. Silence is what clients resent most.
Clear Numbers Upfront
You get a real number before the work starts. We won’t quote low to win the case and then surprise your accounting team with the final invoice.
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Next steps
You don’t need it all figured out before you call. Tell us what’s happening at the property or in the transaction, and we’ll give you an honest read on what an investigation can realistically produce — and whether the answer is worth what it costs to get. If it isn’t, we’ll say so.
Case studies
Houston Private Investigator Rescues Missing Teen from Trafficking Ring
Case Overview In early 2025, Terrance Private Investigator and Associates spearheaded a ...
Results learn how we uncovered Suspected Infidelity in West Lake Hills Austin, Tx
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Person Location Services: Missing Parent Located for Child Custody Case in 48 Hours
Case Overview A New York-based father contacted Terrance Private Investigator and Associates ...