Redstone Residential Walks 777 Units in 10 Days with HappyCo Due Diligence

Ready When the Deal Is

In July 2025, Kyle called HappyCo needing a due diligence on a tight timeline. HappyCo’s typical lead time was about a week. The team had Redstone set up the next day, and Redstone walked all 174 units at Green Leaf River Edge in a single day, against a plan of two.

“The advantage of HappyCo is that it’s a fairly user-friendly experience, and that is really important when you’re prepping for a due diligence. We can set up a due diligence, and it’s pretty easy. That’s one of the differentiators: a streamlined experience in the setup and execution.”
- Kyle Hinton, VP of Strategic Partnerships, Redstone Residential

First-Time Walkers, Trained in 30 Minutes

Redstone regularly brings in people who have never walked a DD. Because the app is simple to pick up, a short briefing before the walk is enough.

“Sometimes we bring people into our due diligence who have never done it before. We have a certain amount of time to train them, usually a half an hour before they go walk the property. Having that ease of entry for the user is probably one of the greatest advantages I’ve seen in HappyCo.”
- Natalie Cook, National Director of Facilities, Redstone Residential

Templates That Adapt on Site

Redstone’s templates capture 140 to 160 data points per unit, tailored to each property and each owner’s requirements. Natalie pressure-tests the checklist in a typical unit first, then updates the template on the spot.

“I’ll go into a typical unit and pressure test what we have on our checklist against the features actually inside the unit. I can immediately change the template and then populate it through all of them. It’s quick, it’s easy, it’s agile.”
- Natalie Cook, National Director of Facilities, Redstone Residential

One Standard Across Teams and Markets

On a large property, several teams work simultaneously on synced iPads. One person handles keys while walkers go door to door, logging issues like failed lights or lifting floorboards against the specific unit as they find them.

“It’s a tool that lets us feel comfortable that we can have a standard process no matter what market we’re in. It’s the steering wheel of the car when it comes to due diligence.”
- Kyle Hinton, VP of Strategic Partnerships, Redstone Residential

Built for the Detail Student Housing Demands

Student units typically have four to six bedrooms, and in Provo, Redstone has six students sharing three. That density means more wear, furnished units, and conditions that vary room to room. Redstone’s student templates track furniture and bedroom-level condition. At one Boise property that allowed pets, the team logged which couches had scratches so they could plan to phase in sturdier furniture.

“Each of the bedrooms will be in different condition, so we like to make note of that: bedroom one and bedroom two are good, but bedroom three has something that needs to be fixed. It’s a lot more labor intensive than multifamily.”
- Kevin Turner, VP, Investments, Redstone Residential

Every Unit Walked, Inside the Window

Since July 2025, Redstone has completed 5 due diligences with HappyCo, walking 777 units in just 10 days on site, about 78 units a day. At Green Leaf River Edge, the team planned two days and finished all 174 units, most with four or five bedrooms, in one.

“It was a lot of units, and each had four or five bedrooms, so we were walking every single unit. It definitely made it way more efficient to get through all the units in a single day.”
- Kevin Turner, VP, Investments, Redstone Residential

837 Issues Surfaced Before Close

Across the 777 units, walkers flagged 837 issues in 254 units, roughly one in three. Each one is tied to a specific unit, so post-close repairs can be scheduled within a month or two of closing.

410 _{repairs flagged before close}

322 _{replacements flagged before close}

108 _{health and safety flags, including mold, water intrusion, and 34 painted fire sprinkler heads}

Clean Deals and Heavy Lifts, Side by Side

The data shows how differently two assets can perform. Two of Redstone’s recent DDs came back nearly clean, with issues in just 4 to 5% of units. Two others had issues in more than 85% of units. Kevin points to the asset type: newer Class A conventional properties versus value-add student deals.

“When we have the nicer Class A stuff, there’s just not a lot of issues. On our typical value-add student deal, it’s almost every single unit we’re making a note of something.”
- Kevin Turner, VP, Investments, Redstone Residential

CapEx Budgets Investors Can Trust

Redstone sets a CapEx number before each DD. The walk exists to confirm it, or to show it’s too low. When units need more work than expected, the data can also support a larger renovation and higher rents.

“The biggest question my team is trying to answer is: is our initial CapEx budget correct for this property? The whole purpose of our DD walks is to confirm that number. That’s what, at the end of the day, we show to investors. If we end up way over, it affects investor returns. So it’s important for us to have quality data and quality insight into the units, so we can say, ‘This is the number,’ and be very confident in it.”
- Kevin Turner, VP, Investments, Redstone Residential