How to Manage Single-Family Rentals with Gemini CLI + TIDY (Free)

Google's Gemini CLI is a free, open-source AI assistant powered by Gemini 2.5 Pro. No subscription — just a Google account. Connect it to TIDY's MCP server and you get maintenance tracking, vendor coordination, inspections, lease management, and emergency triage for your rental portfolio, all without paying for another platform.

This guide covers setup and the workflows that matter for single-family rental owners who want to self-manage without the overhead.

Setup (5 Minutes)

You need a TIDY account (free), a Google account, and Node.js 22+.

Install Gemini CLI

npx https://github.com/google-gemini/gemini-cli

Connect TIDY

# Get your API token
curl -X POST https://api.tidy.com/v1/customer/login \
  -H "Content-Type: application/json" \
  -d '{"email": "you@example.com", "password": "your-password"}'

Add to ~/.gemini/settings.json:

{
  "mcpServers": {
    "tidy": {
      "command": "npx",
      "args": ["@tidyapp/mcp-server"],
      "env": {
        "TIDY_API_TOKEN": "your-token-here"
      }
    }
  }
}

Test: "Use TIDY to list my properties."

Adding Properties

You: Add 142 Maple Dr. 3bed/2bath, 1,800 sqft.
     Lockbox back door, code 7734.
     Tenant: Sarah, large dog.
     Water shutoff in basement, left wall.

Gemini: ✓ Property created: 142 Maple Dr
        Access, tenant, and utility notes saved.
        Pros will see relevant details with every job.

Tenant Maintenance

You: Tenant at Maple Dr: garbage disposal jammed,
     exhaust fan getting loud.

Gemini: ✓ 2 issues at 142 Maple Dr.
        1. Garbage disposal — Normal
        2. Exhaust fan noise — Normal
        Handyman (Jake M.) notified.

You: Make disposal urgent. Family visiting this weekend.

Gemini: ✓ Disposal upgraded to Urgent.
        Jake notified.

"What maintenance is open across all properties?"

Emergency Maintenance

You: Emergency at Maple Dr. Water from the ceiling.

Gemini: URGENT — Likely burst pipe at 142 Maple Dr.

        1. Texted Sarah: shut off water valve
           (basement, left wall)
        2. Called Mike's Plumbing — 45 min ETA
        3. Told Sarah to move electronics

        Authorize Mike up to $500?

You: Yes. Call me if more.

Gemini: ✓ $500 auth set. Will update on diagnosis.

Move-Out Coordination

You: Birch St tenant out April 15. New tenant April 22.
     Deep clean, carpet shampoo, paint touch-ups.

Gemini: Plan for 308 Birch St:
        Apr 16 — Paint + patch (4 hrs)
        Apr 17 — Carpet shampoo (3 hrs)
        Apr 18 — Deep clean (5 hrs)
        3 days buffer. Book it?

You: Yes, plus walkthrough April 21.

Gemini: ✓ All booked. Walkthrough noted.
        Pros notified with access details.

Lease Renewals

You: When are leases up?

Gemini: ⚠ Maple Dr (Sarah): May 31.
          Deadline Mar 31. Rent $1,450. Comps $1,525–$1,600.
        Oak Ln (James): Aug 15. Deadline Jun 15.
        Cedar Ct (Maria): Oct 1. Deadline Aug 1.

        Draft renewal for Sarah?

You: $1,525, 12-month term.

Gemini: ✓ Renewal sent. 14-day window.
        If she declines, I'll start vacancy prep.

Inspections

You: Annual inspections at all units. 48hr notice.

Gemini: Week of April 7:
        Mon — Maple Dr / Tue — Oak Ln
        Wed — Cedar Ct / Thu — Elm St
        Sending notices now.

You: Maple Dr notes: caulk deteriorating, dirty HVAC
     filter, drywall crack, smoke detector chirping.

Gemini: ✓ Logged. Actions:
        1. Re-caulk — schedule Jake ($80-120)
        2. HVAC filter — tenant responsibility, sending reminder
        3. Drywall — cosmetic, flag Q3
        4. Smoke detector — battery replacement
        Book 1 + 4, send filter reminder?

Preventive Maintenance

You: All properties: HVAC filters quarterly,
     gutters November, smoke detectors January.

Gemini: ✓ Seasonal schedule for 5 properties.
        Quarterly — HVAC (next Apr 1)
        Annual — Nov gutters, Jan detectors
        15 jobs/year. Pros assigned as dates approach.

Vacancy Prep and Marketing

You: Sarah gave 30-day notice at Maple Dr. Last day May 31.
     Need full make-ready and get it listed.

Gemini: Vacancy plan for 142 Maple Dr:

        Make-ready sequence:
        Jun 1 — Move-out inspection (you)
        Jun 2 — Patch + paint (Jake, ~$350)
        Jun 3 — Carpet cleaning (ServiceMaster, ~$200)
        Jun 4 — Deep clean (your cleaner, ~$180)
        Jun 5 — Photos (ready for listing)

        Marketing:
        • Draft listing: 3bed/2bath, 1,800 sqft, $1,550/mo
        • Zillow, Apartments.com, Turbotenant
        • Showing availability: Jun 7–8, Jun 14–15

        Want me to book the make-ready pros
        and draft the listing copy?

You: Yes. Set rent at $1,575 and add "pet-friendly
     with deposit" to the listing.

Gemini: ✓ Make-ready booked Jun 1–4.
        ✓ Listing drafted at $1,575/mo, pet-friendly.
        ✓ Showing slots: Sat/Sun Jun 7–8 and 14–15.
        Pros notified with lockbox code.

"What's the vacancy timeline if I raise rent to $1,600?"

Storm and Emergency Prep

You: Severe thunderstorm warning Thursday.
     60mph winds, possible hail. Prep all properties.

Gemini: Storm prep for 5 properties:

        Immediate (today):
        • Texting all tenants: secure patio furniture,
          move cars from under trees
        • Maple Dr — reminder: loose gutter bracket
          from last inspection, scheduling Jake
        • Cedar Ct — dead branch over driveway,
          scheduling tree service

        Pre-positioned:
        • Confirmed emergency contacts for all units
        • Water shutoff locations on file for each property
        • Jake and Mike's Plumbing on standby

        Post-storm:
        • Drive-by inspections Friday morning
        • Tenants asked to report damage by Friday noon

        Send tenant notices now?

You: Yes. Also ask Jake to check the Elm St roof —
     shingles were already lifting.

Gemini: ✓ Storm notices sent to all 5 tenants.
        ✓ Jake: gutter bracket today, Elm St roof check.
        ✓ Tree service: Cedar Ct branch tomorrow.
        I'll follow up post-storm Friday 8am.

Vendor Management

You: Show me all my pros and what they cover.

Gemini: Your pro roster:

        🔧 Jake M. (Handyman)
           Covers: all 5 properties
           Avg response: 1.2 days
           YTD jobs: 14 | YTD spend: $2,840
           Rating: consistently solid

        🔧 Mike's Plumbing
           Covers: all 5 properties
           Avg response: same-day for emergencies
           YTD jobs: 3 | YTD spend: $1,150

        🧹 CleanPro (Cleaning)
           Covers: Maple Dr, Oak Ln, Birch St
           YTD jobs: 22 | YTD spend: $3,080

        ⚠ Gap: Cedar Ct and Elm St have no
          assigned cleaner. Using on-demand booking.

        Want me to run Smart Pro Search for a
        cleaner covering those two properties?

You: Yes. Need someone reliable, under $160 per clean.

Gemini: ✓ Smart Pro Search running.
        Found 3 pros in that area under $160.
        Sending you the top match's profile
        and availability.

"Compare what I'm paying Jake vs. market rate for handyman work in my area."

Cost Tracking and Budgets

You: Break down Q1 spending by property and category.

Gemini: Q1 2026 — Portfolio spending:

        Maple Dr:     $1,420
          Cleaning $540 | Handyman $680 | Plumbing $200

        Oak Ln:       $890
          Cleaning $480 | Handyman $410

        Birch St:     $2,310
          Cleaning $840 | Carpet $200 | Paint $350
          Plumbing $920 (burst pipe Jan)

        Cedar Ct:     $680
          Handyman $480 | Tree service $200

        Elm St:       $440
          Cleaning $320 | Handyman $120

        Total: $5,740 across 5 properties
        Avg: $1,148/property | $383/month/property

        Birch St is 40% of total — the January pipe
        burst accounts for most of it.

        TIDY's 3.9% platform fee is its own line —
        $33 on $840 in cleaning. Export it to Google
        Sheets alongside your other property expenses.

You: Export to my "Rental Expenses" Google Sheet.
     Add a tab for Q1.

Gemini: ✓ Exported to "Rental Expenses" → new tab "Q1 2026"
        Columns: Property, Category, Date, Amount, Pro
        47 line items. Pivot table included.

"Am I on track for my $25K annual maintenance budget?"

Automated Weekly Check-Ins

Gemini CLI supports a GEMINI.md file in your working directory — instructions it reads every time it starts. Drop a weekly check-in prompt in there and your Monday summary runs itself.

Example GEMINI.md

# Weekly Property Check-In

Every Monday, use TIDY to generate a portfolio summary:

1. List all open maintenance issues with status and age
2. Show this week's scheduled jobs
3. Flag anything overdue (>7 days)
4. Summarize month-to-date spending
5. Note upcoming lease deadlines (within 90 days)
6. Check for any properties without assigned pros

Format as a brief dashboard I can scan in 30 seconds.

You: Check in.

Gemini: Portfolio — Mon Mar 30:

        📋 Open maintenance: 3
        • Maple Dr — Disposal (urgent, Jake tomorrow)
        • Birch St — Drain (parts ordered, 9 days ⚠)
        • Cedar Ct — Fence gate (unscheduled)

        🧹 This week: 4 jobs
        • Tue — Cleans at Maple Dr + Oak Ln
        • Wed — Jake at Cedar Ct (fence gate)
        • Thu — Deep clean at Birch St

        ⚠ Overdue: Birch St drain (9 days)

        💰 March MTD: $2,180
        Budget pace: on track ($1,917/mo target)

        📅 Leases: Sarah @ Maple Dr expires May 31
        (renewal deadline Mar 31 — 1 day away)

        👷 Coverage gap: Cedar Ct + Elm St
        still no assigned cleaner.

        Action items?

Because GEMINI.md persists in your project directory, you don't have to remember the prompt. Just open Gemini CLI, type "check in," and the summary follows the same structure every week.

Why Gemini CLI for SFR

• Completely free: Gemini 2.5 Pro with a personal Google account. No subscription for basic property management needs.
• Google Calendar sync: If you track lease dates and inspections in Google Calendar, Gemini CLI can access them naturally.
• Google Sheets integration: Export maintenance costs and vendor data directly to your existing spreadsheets.
• Open source: Full transparency into what the tool does.
• MCP standard: Same TIDY server works with Gemini CLI, Claude Code, Codex CLI, and Cursor. No lock-in.

Full Session: Monday Check-In

You: Monday check-in.

Gemini: Portfolio — Mon Mar 30:

        📋 Open maintenance: 3
        • Maple Dr — Disposal (urgent, Jake tomorrow)
        • Birch St — Drain (parts ordered 9 days)
        • Cedar Ct — Fence gate (not scheduled)

        🧹 This week:
        • Tue — Clean at Maple Dr + Oak Ln
        • Wed — Jake at Cedar Ct
        • Thu — Deep clean, Birch St

        ⚠ Birch St drain overdue (9 days).
        Follow up with plumber?

        💰 March: $2,180

You: Follow up on drain. Can Jake do Birch St
     walkthrough Friday?

Gemini: ✓ Following up with plumber.
        ✓ Checking Jake's Friday.

Get Started

Gemini CLI is free. TIDY's MCP server is free. You pay 3.9% when you book pros — a fraction of the 8-12% a property management company charges.

1. Create a TIDY account
2. Install Gemini CLI: npx https://github.com/google-gemini/gemini-cli
3. Add TIDY to ~/.gemini/settings.json
4. Add your properties and report your first maintenance issue

More resources:

• TIDY MCP Server
• Gemini CLI guide for short-term rentals
• Claude Code guide for single-family rentals