Reven Housing REIT (RVEN) 10-K 21 Mar 19 2018 FY Annual report Financial data

Document and Entity Information

Document and Entity Information - USD ($)	12 Months Ended
	Dec. 31, 2018	Feb. 28, 2019	Jun. 30, 2018
Document and Entity Information [Abstract]
Document Type	10-K
Amendment Flag	false
Document Period End Date	Dec. 31, 2018
Document Fiscal Year Focus	2018
Document Fiscal Period Focus	FY
Entity Registrant Name	Reven Housing REIT, Inc.
Entity Central Index Key	0001487782
Current Fiscal Year End Date	--12-31
Entity Well-known Seasoned Issuer	No
Entity Voluntary Filers	No
Entity Current Reporting Status	Yes
Entity Filer Category	Non-accelerated Filer
Entity Public Float			$ 13,533,874
Trading Symbol	RVEN
Entity Common Stock, Shares Outstanding		11,026,948
Entity Shell Company	false
Entity Emerging Growth Company	false
Entity Small Business	true

CONSOLIDATED BALANCE SHEETS

CONSOLIDATED BALANCE SHEETS - USD ($)	Dec. 31, 2018	Dec. 31, 2017
Investments in single-family residential properties:
Land	$ 13,642,461	$ 10,996,361
Buildings and improvements	64,781,322	49,399,791
Real Estate Investment Property, at Cost, Total	78,423,783	60,396,152
Accumulated depreciation	(6,591,066)	(4,542,707)
Investments in single-family residential properties, net	71,832,717	55,853,445
Cash	8,252,460	6,442,322
Restricted cash	1,179,126	0
Rent and other receivables	730,345	645,441
Lease origination costs, net	473,739	317,359
Deferred stock issuance costs	0	553,296
Other assets, net	633,135	1,774,978
Total Assets	83,101,522	65,586,841
LIABILITIES AND STOCKHOLDERS' EQUITY
Accounts payable and accrued liabilities	1,572,713	1,453,142
Resident security deposits	825,233	697,379
Notes payable, net	50,132,147	30,493,124
Total Liabilities	52,530,093	32,643,645
Commitments and contingencies (Note 10)
Stockholders' Equity
Preferred stock, $.001 par value; 25,000,000 shares authorized; No shares issued or outstanding	0	0
Common stock, $.001 par value; 100,000,000 shares authorized; 10,951,579 and 10,734,025 shares issued and outstanding at December 31, 2018 and 2017, respectively	10,952	10,734
Additional paid-in capital	42,569,520	41,677,465
Accumulated deficit	(12,009,043)	(8,745,003)
Total Stockholders' Equity	30,571,429	32,943,196
Total Liabilities and Stockholders' Equity	$ 83,101,522	$ 65,586,841

CONSOLIDATED BALANCE SHEETS (Pa

CONSOLIDATED BALANCE SHEETS (Parenthetical) - $ / shares	Dec. 31, 2018	Dec. 31, 2017
Preferred stock, par value (in dollars per share)	$ 0.001	$ 0.001
Preferred stock, shares authorized	25,000,000	25,000,000
Preferred stock, shares issued	0	0
Preferred stock, shares outstanding	0	0
Common stock, par value (in dollars per share)	$ 0.001	$ 0.001
Common stock, shares authorized	100,000,000	100,000,000
Common stock, shares issued	10,951,579	10,734,025
Common stock, shares outstanding	10,951,579	10,734,025

CONSOLIDATED STATEMENTS OF OPER

CONSOLIDATED STATEMENTS OF OPERATIONS - USD ($)	12 Months Ended
	Dec. 31, 2018	Dec. 31, 2017
Revenue:
Rental income	$ 8,914,440	$ 7,817,709
Expenses:
Property operating and maintenance	2,805,619	2,242,219
Real estate taxes	1,375,962	1,312,188
Depreciation and amortization	2,195,992	1,990,486
General and administration	2,313,840	2,239,682
Noncash share-based compensation	288,095	174,375
Total expenses	8,979,508	7,958,950
Operating loss	(65,068)	(141,241)
Other (expenses) income:
Casualty gain (loss), net	95,644	(462,179)
Gain on sale of residential property, net	0	75,796
Loss on early extinguishment of debt	(642,845)	0
Previously deferred stock issuance costs	(674,145)	0
Other	76,660	20,315
Interest expense	(1,944,819)	(1,325,994)
Total other (expenses), net	(3,089,505)	(1,692,062)
Net loss	$ (3,154,573)	$ (1,833,303)
Net loss per share
(Basic and fully diluted)	$ (0.29)	$ (0.17)
Weighted average number of common shares outstanding	10,814,660	10,734,025

CONSOLIDATED STATEMENTS OF CHAN

CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY - USD ($)	Total	Common Stock [Member]	Additional Paid-in Capital [Member]	Retained Earnings [Member]
Balances at Dec. 31, 2016	$ 34,776,499	$ 10,734	$ 41,677,465	$ (6,911,700)
Balances (in shares) at Dec. 31, 2016		10,734,025
Net loss	(1,833,303)	$ 0	0	(1,833,303)
Balances at Dec. 31, 2017	32,943,196	$ 10,734	41,677,465	(8,745,003)
Balances (in shares) at Dec. 31, 2017		10,734,025
Stock issued under share-based compensation plans	203,750	$ 45	203,705	0
Stock issued under share-based compensation plans (in shares)		45,423
Repurchases of common stock	(13,653)	$ (3)	(13,650)	0
Repurchases of common stock (in shares)		(3,413)
Proceeds from issuances of shares on exercise of warrants	702,176	$ 176	702,000	0
Proceeds from issuances of shares on exercise of warrants (in shares)		175,544
Distributions on common stock	(109,467)	$ 0	0	(109,467)
Net loss	(3,154,573)	0	0	(3,154,573)
Balances at Dec. 31, 2018	$ 30,571,429	$ 10,952	$ 42,569,520	$ (12,009,043)
Balances (in shares) at Dec. 31, 2018		10,951,579

CONSOLIDATED STATEMENTS OF CASH

CONSOLIDATED STATEMENTS OF CASH FLOWS - USD ($)	12 Months Ended
	Dec. 31, 2018	Dec. 31, 2017
Cash Flows From Operating Activities:
Net loss	$ (3,154,573)	$ (1,833,303)
Adjustments to reconcile net loss to net cash provided by operating activities:
Depreciation and amortization	2,195,992	1,990,486
Noncash share-based compensation	288,095	174,375
Amortization of deferred loan fees	198,531	151,668
Casualty (gain) loss, net	(95,644)	462,179
Gain on sale of residential properties, net	0	(75,796)
Loss on early extinguishment of debt	642,845	0
Previously deferred stock issuance costs	674,145	0
Changes in operating assets and liabilities:
Rent and other receivables	(84,904)	(399,063)
Other assets	(293,456)	(78,217)
Accounts payable and accrued liabilities	35,226	(4,468)
Resident security deposits	127,854	144,681
Net cash provided by operating activities	534,111	532,542
Cash Flows From Investing Activities:
Acquisitions of single-family residential properties	(15,877,504)	(12,950,856)
Capital improvements to single-family residential properties	(2,150,127)	(2,418,380)
Proceeds from disposition of single-family residential property	0	205,027
Insurance proceeds received for property damages	1,530,942	950,000
Lease origination costs	(304,013)	(254,771)
Net cash used in investing activities	(16,800,702)	(14,468,980)
Cash Flows From Financing Activities:
Proceeds from notes payable	54,098,630	11,762,553
Proceeds from issuance of shares on exercise of warrants	702,176	0
Payments of notes payable	(33,742,217)	(570,992)
Payment of loan fees	(1,558,766)	(304,482)
Distributions on common stock	(109,467)	0
Repurchases of common stock	(13,653)	0
Payments of stock issuance costs	(120,848)	(553,296)
Net cash provided by financing activities	19,255,855	10,333,783
Net Increase (Decrease) In Cash and Restricted Cash	2,989,264	(3,602,655)
Cash and Restricted Cash at the Beginning of the Year	6,442,322	10,044,977
Cash and Restricted Cash at the End of the Year	9,431,586	6,442,322
Supplemental Disclosure:
Cash paid for interest	$ 1,629,035	$ 1,148,404

ORGANIZATION AND OPERATION

ORGANIZATION AND OPERATION	12 Months Ended
	Dec. 31, 2018
Organization And Operation [Abstract]
Nature of Operations [Text Block]	NOTE 1. ORGANIZATION AND OPERATION Reven Housing REIT, Inc. is a Maryland corporation (Reven Housing REIT, Inc., which along with its wholly-owned subsidiaries, are also referred to herein collectively as the “Company”) which acquires portfolios of occupied and rented single-family residential properties located in the United States with the objective of receiving income from rental property activity and future profits from the sale of rental property at appreciated values. As of December 31, 2018, the Company owned 965 single-family homes in the Houston, Jacksonville, Memphis, Birmingham, Oklahoma City, and Atlanta metropolitan areas.

BASIS OF PRESENTATION AND SIGNI

BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES	12 Months Ended
	Dec. 31, 2018
Accounting Policies [Abstract]
Organization, Consolidation, Basis of Presentation, Business Description and Accounting Policies [Text Block]	NOTE 2. BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES Basis of Presentation The accompanying consolidated financial statements are presented in conformity with accounting principles generally accepted in the United States of America (“GAAP”), as contained within the Financial Accounting Standards Board (“FASB”) Accounting Standard Codification (“ASC”), and the rules and regulations of the Securities Exchange Commission (“SEC”). Principles of Consolidation The accompanying consolidated financial statements include the accounts of Reven Housing REIT, Inc, Reven Housing REIT OP, LP, a Delaware limited partnership which is its 100% owned operating partnership, and its wholly-owned subsidiaries, which have been formed primarily for financing purposes. All significant intercompany accounts and transactions have been eliminated in consolidation. Use of Estimates The preparation of the consolidated financial statements in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the balance sheet dates and reported amounts of revenues and expenses for the periods presented. Accordingly, actual results could differ from those estimates. Financial Instruments The carrying value of the Company’s financial instruments, as reported in the accompanying consolidated balance sheets, approximates fair value due to their short term nature. The Company’s short term financial instruments consist of cash, restricted cash, rents and other receivables, escrow deposits, accounts payable and accrued liabilities, and resident security deposits. The carrying value of the Company’s notes payable, as reported in the accompanying consolidated balance sheets, approximates fair value due to their floating market interest rate and because their security and payment terms are similar to other debt instruments currently being issued. Investments in Single-Family Residential Properties The Company accounts for its investments in single-family residential properties as asset acquisitions and records these acquisitions at their purchase price. The purchase price is allocated between land, building, improvements and existing leases based upon their relative fair values at the date of acquisition. The purchase price for purposes of this allocation is inclusive of acquisition costs which typically include legal fees, title fees, property inspection and valuation fees, as well as other closing costs. Building improvements and buildings are depreciated over estimated useful lives of approximately 10 to 27.5 years, respectively, using the straight-line method. Lease origination costs are amortized over the average remaining term of the in-place leases which is generally less than one year. Maintenance and repair costs are charged to expenses as incurred. The Company assesses its investments in single-family residential properties for impairment whenever events or changes in business circumstances indicate that carrying amounts of the assets may not be fully recoverable. When such events occur, management determines whether there has been impairment by comparing the asset’s carrying value with its fair value. Should impairment exist, the asset is written down to its estimated fair value. The Company did not recognize any impairment losses for the years ended December 31, 2018 and 2017 except for losses on certain properties located in Houston and Jacksonville that were impacted by hurricanes in the third quarter of 2017 (see Note 3). Cash The Company maintains its cash at quality financial institutions. The combined account balances at one or more institutions typically exceed the federal insurance coverage and thus there is a concentration of credit risk related to amounts on deposit in excess of available federal insurance coverage. The Company believes that the risk is not significant, as the Company does not anticipate the financial institutions’ non-performance. Restricted Cash Pursuant to the terms of the note payable referred to in Note 5, the Company is required to establish, maintain, and fund monthly specified reserve accounts. These reserve accounts include property tax reserves, insurance reserves, and capital expenditure reserves. Rents and Other Receivables Rents and other receivables represent the amount of rent receivables, security deposits and net rental funds which are held by the property managers on behalf of the Company, net of any allowance for amounts deemed uncollectible. Deferred Loan Fees Costs incurred in the placement of the Company’s notes payable are deferred and amortized using the effective interest method over the term of the loans as a component of interest expense on the consolidated statements of operations. These deferred loan fees are offset against the notes payable in the accompanying consolidated balance sheets. Deferred Stock Issuance Costs Deferred stock issuance costs represent amounts paid for legal, consulting, and other offering expenses in conjunction with the future raising of additional capital to be completed within one year. These costs are netted against additional paid-in capital as a cost of the stock issuance upon closing of the respective stock placement. During the year ended December 31, 2018, the Company expensed $674,145 of previously deferred stock issuance costs, due to a capital raise which was postponed indefinitely. Security Deposits Security deposits represent amounts deposited by tenants at the inception of the lease. As of December 31, 2018 and 2017, the Company had $825,233 and $697,379, respectively, in resident security deposits. Security deposits are refundable, net of any outstanding charges and fees, upon expiration of the underlying lease. Revenue Recognition Residential properties are leased to tenants under short term rental agreements of generally one year and revenue is recognized over the lease term on a straight-line basis. Income Taxes The Company is currently evaluating whether to elect to be taxed as a real estate investment trust (“REIT”), as defined in the Internal Revenue Code, commencing with the taxable year ended December 31, 2018. The Company has until the extended due date of its December 31, 2018 tax return to formally make this election. Accordingly, should the Company elect REIT status, it does not expect to be subject to federal income tax, provided that it continues to qualify as a REIT and distributions to the stockholders equal or exceed REIT taxable income. Should the Company not elect to be taxed as a REIT, the Company will not be subject to federal income tax for periods ended December 31, 2018 and prior due to significant operating losses and net operating loss carry-forwards. Qualification and taxation as a REIT depends upon the Company’s ability to meet the various qualification tests imposed under the Internal Revenue Code related to the percentage of income that are earned from specified sources, the percentage of assets that fall within specified categories, the diversity of capital stock ownership, and the percentage of earnings that are distributed. Accordingly, no assurance can be given that the Company will be organized or be able to operate in a manner to qualify or remain qualified as a REIT. If the Company fails to qualify as a REIT in any taxable year, it will be subject to federal and state income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate tax rates, and the Company may be ineligible to qualify as a REIT for four subsequent tax years. Even if the Company qualifies as a REIT, it may be subject to certain state or local income taxes. Incentive Compensation Plan During 2012, the Company established the 2012 Incentive Compensation Plan, which was subsequently amended and restated in December 2013 (“2012 Plan”). The 2012 Plan allows for the grant of options and other awards representing up to 1,650,000 shares of the Company’s common stock. Such awards may be granted to officers, directors, employees, consultants and other persons who provide services to the Company or any related entity. Under the 2012 Plan, options may be granted at an exercise price greater than or equal to the market value at the date of the grant, for owners of 10% or more of the voting shares, at an exercise price of not less than 110% of the market value. Awards are exercisable over a period of time as determined by a committee designated by the Board of Directors, but in no event, longer than ten years. A total of 541,782 shares have been issued under the 2012 plan as of December 31, 2018. During January 2019, an additional 75,369 shares were issued to officers, directors and employees as part of their accrued compensation for the year ended December 31, 2018. During the years ended December 31, 2018 and 2017, the Company recognized $288,095 and $174,375, respectively, of compensation expense under the 2012 Plan. Net Loss Per Share Net loss per share is computed by dividing the net loss by the weighted average number of shares of common stock outstanding. Warrants, stock options, and common stock issuable upon the conversion of the Company's preferred stock (if any) are not included in the computation if the effect would be anti-dilutive and would increase earnings or decrease loss per share. Segment Reporting The Company has determined that it has one reportable segment with activities related to leasing and operating single-family homes as rental properties. The Company's properties are geographically dispersed, and management evaluates operating performance at the market level and while each market and its properties are unique, the aggregate market portfolios have similar economic interests and operating performance. Geographic Concentration The Company holds concentrations of single-family residential properties in the following metropolitan areas in excess of 10% of our total portfolio as of December 31, 2018 and 2017, and as such the Company is more vulnerable to any adverse macroeconomic developments in such areas: Metropolitan Area 2018 2017 Houston, TX 27 % 33 % Jacksonville, FL 26 % 32 % Memphis, TN 15 % 15 % Birmingham, AL 15 % 15 % Oklahoma City, OK 12 % 0 % New Accounting Pronouncements In May 2014, the FASB issued ASU 2014-09, Revenue from Contracts with Customers (Topic 606) , which outlines a new, single comprehensive model for entities to use in accounting for revenue arising from contracts with customers and supersedes most current revenue recognition guidance, including industry-specific guidance. The new model will require revenue recognition to depict the transfer of promised goods or services to customers in an amount that reflects the consideration a company expects to receive in exchange for those goods or services. The standard can be applied either retrospectively to each period presented or as a cumulative-effect adjustment as of the date of adoption. In July 2015, the FASB issued ASU 2015-14, Revenue from Contracts with Customers (Topic 606): Deferral of the Effective Date , which delays the effective date of ASU 2014-09 by one year. In March 2016, the FASB issued ASU 2016-08, Revenue from Contracts with Customers (Topic 606): Principal versus Agent Considerations (Reporting Revenue Gross versus Net) , which is intended to improve the operability and understandability of the implementation guidance on principal versus agent considerations. ASU 2014-09, ASU 2015-14 and ASU 2016-08 are herein collectively referred to as the "New Revenue Recognition Standards". The New Revenue Recognition Standards are effective for fiscal years, and interim periods within those fiscal years, beginning after December 15, 2017. Early adoption is permitted but not before annual periods beginning after December 15, 2016. The Company has adopted the New Revenue Recognition Standards effective as of January 1, 2018, and has applied the modified retrospective method. The Company has evaluated its revenue streams and, as they are primarily related to leasing activities which are scoped out of the New Revenue Recognition Standards, has determined that the adoption of such standards does not have a material impact on the consolidated financial statements and thus there is no cumulative adjustment upon adoption. The Company evaluated its real estate sales contracts through December 31, 2018 and 2017 and determined they qualified as sales to noncustomers. The gain on the sale of real estate for the property sold through December 31, 2017 was recognized on the full accrual method based on the existing accounting standards and was determined to be a completed contract as of December 31, 2017; therefore, the adoption of the new revenue recognition standards did not have an impact on the Company’s real estate sale contracts. In February 2016, the FASB issued ASU 2016-02, Leases , a new lease standard which sets out the principles for the recognition, measurement, presentation and disclosure of leases for both parties to a contract (i.e. lessees and lessors). Under ASU 2016-02, lessor accounting will be substantially similar to the current model but aligned with certain changes to the lessee model and ASU 2014-09. The new standard requires lessors to account for leases using an approach that is substantially equivalent to existing guidance for sales-type leases, direct financing leases and operating leases. The Company’s rental revenue is primarily generated from short-term operating leases. The new standard requires lessees to apply a dual approach, classifying leases as either finance or operating based on the principle of whether or not the lease is effectively a financed purchase of the leased asset by the lessee. This classification will determine whether the lease expense is recognized based on an effective interest method or on a straight-line basis over the term of the lease. A lessee is also required to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months regardless of their classification. Leases with a term of 12 months or less will be accounted for similar to existing guidance for operating leases today. The new standard is expected to impact the Company’s consolidated financial statements as the Company has an operating office lease arrangement for which it is the lessee. The new standard will be effective for the Company beginning on January 1, 2019, with early adoption permitted. The new standard must be adopted using a modified retrospective transition, requiring application of the new guidance at the beginning of the earliest comparative period presented and provides for certain practical expedients.

INVESTMENTS IN SINGLE-FAMILY RE

INVESTMENTS IN SINGLE-FAMILY RESIDENTIAL PROPERTIES	12 Months Ended
	Dec. 31, 2018
Residential Homes [Abstract]
Residential Homes [Text Block]	NOTE 3. INVESTMENTS IN SINGLE-FAMILY RESIDENTIAL PROPERTIES The following table summarizes the Company’s investments in single-family residential properties. The homes are generally leased to individual tenants under leases with terms of one year or less. Investments in Investments in Single-Family Single-Family Number Buildings and Residential Accumulated Residential of Homes Land Improvements Properties, Gross Depreciation Properties, Net Total at January 1, 2017 624 $ 8,579,550 $ 39,419,038 $ 47,998,588 $ (2,853,049 ) $ 45,145,539 Purchases, improvements, disposition during 2017: Acquisitions 181 2,499,190 10,451,666 12,950,856 (1,723,679 ) 11,227,177 Improvements - - 2,418,380 2,418,380 - 2,418,380 Sales (2 ) (23,553 ) (118,559 ) (142,112 ) 12,881 (129,231 ) Loss due to hurricane/casualties (4 ) (58,826 ) (2,770,734 ) (2,829,560 ) 21,140 (2,808,420 ) Total at December 31, 2017 799 $ 10,996,361 $ 49,399,791 $ 60,396,152 $ (4,542,707 ) $ 55,853,445 Purchases and improvements during 2018: Acquisitions 166 2,646,100 13,231,404 15,877,504 (2,048,359 ) 13,829,145 Improvements - - 2,150,127 2,150,127 - 2,150,127 Total at December 31, 2018 965 $ 13,642,461 $ 64,781,322 $ 78,423,783 $ (6,591,066 ) $ 71,832,717 Recent Acquisitions For the year ended December 31, 2018, the Company included $236,476 of rental income, $93,778 of property operating, maintenance and real estate taxes, $48,190 of depreciation, and net operating income of $94,508 in its consolidated statements of operations related to the Company’s acquisitions of additional properties during 2018. For the year ended December 31, 2017, the Company included $998,743 of rental income, $350,496 of property operating, maintenance and real estate taxes, $257,492 of depreciation, and net operating income of $390,755 in its consolidated statements of operations related to the Company’s acquisitions of additional properties during 2017. Unaudited Pro Forma Financial Information The following table summarizes, on an unaudited pro forma basis, the combined results of operations of the Company for the years ended December 31, 2018 and 2017 prepared as if all of the Company’s acquisitions of properties in 2018 and 2017 had occurred on January 1, 2017. This pro forma information does not purport to represent what the actual results of operations of the Company would have been had these acquisitions occurred on this date, nor does it purport to predict the results of operations for future periods. For the Year Ended December 31 2018 2017 Rental income $ 10,424,236 $ 10,202,638 Property operating and maintenance $ 3,246,789 $ 2,968,878 Real estate taxes $ 1,558,230 $ 1,584,488 Depreciation and amortization $ 2,634,202 $ 2,626,394 Interest expense $ 2,616,750 $ 2,616,750 Net loss $ (2,735,511 ) $ (2,373,997 ) Net loss per share, basic and fully diluted $ (0.25 ) $ (0.22 ) Weighted average number of common shares outstanding, basic and fully diluted 10,814,660 10,734,025 The unaudited pro forma information for the years ended December 31, 2018 and 2017 has been adjusted to include the additional interest expense relating to the Company’s 2018 borrowings as if the debt was incurred on January 1, 2017. Hurricane Harvey and Hurricane Irma During the quarter ended September 30, 2017, a significant number of the Company’s properties located in Houston and Jacksonville incurred storm related damages from Hurricane Harvey and Hurricane Irma. The Company determined that four of its homes were damaged beyond repair. The Company estimated the extent of its asset impairments, damages and repairs to the properties to be approximately $2.8 million and reduced its carrying value of its homes by that amount during the year ended December 31, 2017. The Company was reimbursed approximately $2.3 million for these damages in accordance with the Company’s insurance policies. The remaining repair costs of approximately $500,000 was paid by the Company from its available cash balances and was due to applicable deductible costs and uninsured costs. This amount was included in casualty losses, net in the consolidated statement of operations for the year ended December 31, 2017 and was combined with the results from other casualty gains and losses not directly caused by the storm. During the years ended December 31, 2017 and 2018, approximately $1,500,000 and $987,000, respectively, of repairs were made to these damaged homes and were included in the improvements amounts above. These amounts were funded primarily by insurance proceeds received in both years. The Company completed the repairs to its damaged homes in both Houston and Jacksonville during the year ended December 31, 2018.

ACCOUNTS PAYABLE AND ACCRUED LI

ACCOUNTS PAYABLE AND ACCRUED LIABILITIES	12 Months Ended
	Dec. 31, 2018
Accounts Payable and Accrued Liabilities [Abstract]
Accounts Payable and Accrued Liabilities Disclosure [Text Block]	NOTE 4. ACCOUNTS PAYABLE AND ACCRUED LIABILITIES At December 31, 2018 and 2017, accounts payable and accrued liabilities consisted of the following: 2018 2017 Accounts payable $ 76,523 $ 162,221 Real estate taxes payable 781,182 781,898 Accrued compensation, board fees and other 505,365 416,633 Interest payable 209,643 92,390 $ 1,572,713 $ 1,453,142

NOTES PAYABLE

NOTES PAYABLE	12 Months Ended
	Dec. 31, 2018
Debt Disclosure [Abstract]
Debt Disclosure [Text Block]	NOTE 5. NOTES PAYABLE On September 28, 2018, the Company, through a wholly-owned subsidiary, refinanced its single-family home portfolio by entering into a $51,362,000 loan with Arbor Agency Lending, LLC, on behalf of the Federal Home Loan Mortgage Corporation (Freddie Mac). The loan is a seven-year, monthly interest-only payable loan accruing interest at 4.74% per annum, with principal due and payable at its maturity on October 1, 2025. The loan is secured by 824 of the Company’s currently owned single-family homes and the Company has also guaranteed approximately $12.8 million of the loan balance. Proceeds of approximately $33 million were utilized to pay off and replace the Company’s eight previously outstanding notes. Additionally, as a result of the loan, the Company received approximately $17 million of cash, net of transaction fees, prepayment fees, and loan payoffs which Reven is utilizing for acquisitions of single-family homes. Early Extinguishment of Debt As a result of the early payoff of the Company’s previous loans on September 28, 2018 mentioned above, the Company incurred $642,845 of loss on early extinguishment of debt primarily consisting of unamortized financing costs and prepayment fees. A summary of the Company’s notes payable as of December 31, 2018 and December 31, 2017 is as follows: 2018 2017 Interest Rate (Fixed) Maturity Date Note Reven Housing Fund 1, LLC $ 51,362,000 $ - 4.74 % October, 2025 Reven Housing Texas, LLC - 7,312,030 4.50 % April, 2020 Reven Housing Texas 2, LLC - 4,890,978 4.50 % January, 2022 Reven Housing Tennessee, LLC - 3,830,791 4.50 % April, 2020 Reven Housing Florida, LLC - 3,442,987 4.50 % April, 2020 Reven Housing Florida 2, LLC - 4,805,389 4.50 % April, 2020 Reven Housing Georgia, LLC - 1,780,765 4.50 % July, 2020 Reven Housing Tennessee, LLC - 1,148,726 4.50 % September, 2020 Reven Housing Alabama, LLC - 3,793,920 4.25 % January, 2023 51,362,000 31,005,586 Less deferred loan fees, net (1,229,853 ) (512,462 ) Notes payable, net $ 50,132,147 $ 30,493,124 Costs incurred in the placement of the Company’s debt are deferred and amortized using the effective interest method over the term of the loans as a component of interest expense on the condensed consolidated statements of operations. The amount of unamortized fees are deducted from the remaining principal amount owed on the corresponding notes payable. Unamortized deferred loan costs and fees totaled $1,229,853 and $512,462 as of December 31, 2018 and December 31, 2017, respectively. During the years ended December 31, 2018 and 2017, the Company incurred $1,944,819 and $1,325,994, respectively, of interest expense related to the notes payable, which includes $198,531 and $151,668, respectively, of amortization of deferred loan fees.

STOCKHOLDERS' EQUITY AND STOCK

STOCKHOLDERS' EQUITY AND STOCK COMPENSATION	12 Months Ended
	Dec. 31, 2018
Disclosure of Compensation Related Costs, Share-based Payments [Abstract]
Disclosure of Compensation Related Costs, Share-based Payments [Text Block]	NOTE 6. STOCKHOLDERS’ EQUITY AND STOCK COMPENSATION On October 16, 2014, the Company issued 425,000 shares of the Company’s common stock under the 2012 Plan to certain officers and consultants of the Company. The shares issued are subject to restrictions and future vesting conditions based on the Company reaching certain future milestones. During the year ended December 31, 2016, 106,250 of these shares became vested upon the achievement of certain milestones related to our public offering of common stock mentioned above. None of the remaining 318,750 shares were vested as of the issuance date. Compensation expense will be recognized in the applicable future periods on these unvested shares should the applicable milestones be achieved in accordance with the vesting schedule. There is no assurance that these milestones will in fact be achieved and that the shares will in fact vest in the future. During the year ended December 31, 2018, the Company issued 45,423 shares of the Company’s common stock under the 2012 Plan to certain directors, officers, and consultants of the Company as payment for accrued 2017 and 2018 compensation. Subsequent to December 31, 2018, the Company approved the issuance of 75,369 shares of the Company’s common stock under the 2012 Plan to certain officers and directors as payment for accrued 2018 compensation totaling $248,720. The Company had previously issued outstanding warrants that allowed holders to purchase up to 263,588 shares at an exercise price of $4.00 per share. During September 2018, 175,544 shares were issued upon the exercise of warrants and the Company received total proceeds on exercise of $702,176. The remaining warrants expired on September 27, 2018. Share Repurchase Program In March 2018, the Company authorized our existing share repurchase program, authorizing the repurchase of up to $500,000 of our outstanding common stock from time to time in the open market. The current program had an expiration date of December 31, 2018. All repurchased shares are constructively retired and returned to an authorized and unissued status. The Company repurchased 3,413 shares under the program. for a cost of $13,653 during the year ended December 31, 2018. Distributions In October 2018, the Company declared its first distribution of $0.01 per share on the Company’s common shares. The distribution was made on November 15, 2018 to shareholders of record as of October 25, 2018 and totaled $109,467. Subsequent to December 31, 2018, on January 15, 2019, the Company declared a distribution of $0.01 per share on the Company’s common shares. The distribution was made on February 15, 2019 to shareholders of record as of January 25, 2019 and totaled $109,652.

INCOME TAXES

INCOME TAXES	12 Months Ended
	Dec. 31, 2018
Income Tax Disclosure [Abstract]
Income Tax Disclosure [Text Block]	NOTE 7. INCOME TAXES The Company is currently evaluating whether to elect to be taxed as a real estate investment trust (“REIT”), as defined in the Internal Revenue Code, commencing with the taxable year ended December 31, 2018. The Company has until the extended due date of its December 31, 2018 tax return to formally make this election. Accordingly, should the Company elect REIT status, it does not expect to be subject to federal income tax, provided that it continues to qualify as a REIT and distributions to the stockholders equal or exceed REIT taxable income. Should the Company not elect to be taxed as a REIT, the Company will not be subject to federal income tax for periods ended December 31, 2018 and prior due to significant operating losses and net operating loss carry-forwards. Realization of deferred tax assets is dependent upon sufficient future taxable income during the period that deductible temporary differences and expected carry-forwards are available to reduce taxable income. The Company records a valuation allowance when, in the opinion of management, it is more likely than not, that the Company will not realize some or all deferred tax assets. As the achievement of required future taxable income is uncertain, the Company recorded a valuation allowance equal to the deferred tax asset at December 31, 2018 and December 31, 2017. At December 31, 2017 the Company had federal and state net operating loss carry-forwards of approximately $5,350,000. The federal and state tax loss carry-forwards will begin to expire in 2032, unless previously utilized. Pursuant to Internal Revenue Code Section 382, use of the Company’s net operating loss carry-forwards may be limited if a cumulative change in ownership of more than 50% occurs within a three-year period. Management believes that such an ownership change had occurred but has not yet performed a study of the limitations on the net operating losses.

RELATED PARTY TRANSACTIONS

RELATED PARTY TRANSACTIONS	12 Months Ended
	Dec. 31, 2018
Related Party Transactions [Abstract]
Related Party Transactions Disclosure [Text Block]	NOTE 8. RELATED PARTY TRANSACTIONS Reven Capital, LLC, which is wholly-owned by Chad M. Carpenter, a shareholder of the Company and its Chief Executive Officer, currently subleases office space from the Company on a month to month basis for a monthly rental of $500. For each of the years ended December 31, 2018 and 2017, the Company received income from Reven Capital, LLC of $6,000, respectively.

RENTAL INCOME

RENTAL INCOME	12 Months Ended
	Dec. 31, 2018
Lease Income [Abstract]
Lease Income [Text Block]	NOTE 9. RENTAL INCOME The Company rents single family homes to individuals under non-cancelable lease agreements generally with a term of one year. Future minimum rental revenues under existing leases on properties are expected to be as follows for the years ending December 31: 2019 $ 5,349,159 2020 375,925 2021 33,570 2022 18,950 $ 5,777,604

COMMITMENTS AND CONTINGENCIES

COMMITMENTS AND CONTINGENCIES	12 Months Ended
	Dec. 31, 2018
Commitments and Contingencies Disclosure [Abstract]
Commitments and Contingencies Disclosure [Text Block]	NOTE 10. COMMITMENTS AND CONTINGENCIES Legal and Regulatory The Company is subject to potential liability under laws and government regulations and various claims and legal actions arising in the ordinary course of the Company’s business. Liabilities are established for legal claims when payments associated with the claims become probable and the costs can be reasonably estimated. The actual costs of resolving legal claims may be substantially higher or lower than the amounts established for those claims. Based on information currently available, management is not aware of any legal or regulatory claims that would have a material effect on the Company’s consolidated financial statements and, therefore, no accrual has been recorded as of the years ended December 31, 2018 and 2017. Operating Lease On December 21, 2015, the Company entered into an office lease agreement. The lease term is 64 months and commenced on February 1, 2016 when the Company relocated to the new space. In addition to monthly rent and utility payments, the Company will also pay its proportionate share of all common area maintenance and taxes above certain 2016 base costs. The lease is subject to annual rent payment escalation clauses. During the year ended December 31, 2018 and 2017, the Company recorded $79,439 and $62,048, respectively, for rental expenses relating to this lease, which is included in general and administration expenses on the accompanying consolidated statements of operations. A schedule of future minimum lease payments under the operating lease for the following years is as follows: 2019 83,717 2020 86,229 2021 36,881 $ 206,827

SUBSEQUENT EVENTS

SUBSEQUENT EVENTS	12 Months Ended
	Dec. 31, 2018
Subsequent Events [Abstract]
Subsequent Events [Text Block]	NOTE 11. SUBSEQUENT EVENTS Note Payable On February 11, 2019, the Company through a wholly-owned subsidiary, entered into a loan agreement with Arbor Agency Lending, LLC, an approved seller/servicer for Federal Home Loan Mortgage Corporation (Freddie Mac). The loan agreement provides for a loan to the Company in the original principal amount of $10,523,000. The loan is a seven-year, interest-only payable loan with principal due and payable at its seven-year maturity, and accruing interest at a fixed rate of 4.72% per annum. The loan is secured by 143 of the Company’s single-family homes. Proceeds of approximately $2.9 million were utilized to purchase 12 homes in Oklahoma City, Oklahoma. Additionally, the Company received approximately $7.4 million of loan proceeds, net of transaction fees and the purchase of homes noted above, which the Company intends to use for future acquisitions of single-family homes. Single-family Investment Acquisitions Subsequent to year end, the Company has purchased 24 homes in the Oklahoma City, OK and Memphis, TN metropolitan areas for approximately $4,640,000.

BASIS OF PRESENTATION AND SIG_2

BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES (Policies)	12 Months Ended
	Dec. 31, 2018
Accounting Policies [Abstract]
Basis of Accounting, Policy [Policy Text Block]	Basis of Presentation The accompanying consolidated financial statements are presented in conformity with accounting principles generally accepted in the United States of America (“GAAP”), as contained within the Financial Accounting Standards Board (“FASB”) Accounting Standard Codification (“ASC”), and the rules and regulations of the Securities Exchange Commission (“SEC”).
Consolidation, Policy [Policy Text Block]	Principles of Consolidation The accompanying consolidated financial statements include the accounts of Reven Housing REIT, Inc, Reven Housing REIT OP, LP, a Delaware limited partnership which is its 100% owned operating partnership, and its wholly-owned subsidiaries, which have been formed primarily for financing purposes. All significant intercompany accounts and transactions have been eliminated in consolidation.
Use of Estimates, Policy [Policy Text Block]	Use of Estimates The preparation of the consolidated financial statements in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the balance sheet dates and reported amounts of revenues and expenses for the periods presented. Accordingly, actual results could differ from those estimates.
Fair Value of Financial Instruments, Policy [Policy Text Block]	Financial Instruments The carrying value of the Company’s financial instruments, as reported in the accompanying consolidated balance sheets, approximates fair value due to their short term nature. The Company’s short term financial instruments consist of cash, restricted cash, rents and other receivables, escrow deposits, accounts payable and accrued liabilities, and resident security deposits. The carrying value of the Company’s notes payable, as reported in the accompanying consolidated balance sheets, approximates fair value due to their floating market interest rate and because their security and payment terms are similar to other debt instruments currently being issued.
Property Acquisitions [Policy Text Block]	Investments in Single-Family Residential Properties The Company accounts for its investments in single-family residential properties as asset acquisitions and records these acquisitions at their purchase price. The purchase price is allocated between land, building, improvements and existing leases based upon their relative fair values at the date of acquisition. The purchase price for purposes of this allocation is inclusive of acquisition costs which typically include legal fees, title fees, property inspection and valuation fees, as well as other closing costs. Building improvements and buildings are depreciated over estimated useful lives of approximately 10 to 27.5 years, respectively, using the straight-line method. Lease origination costs are amortized over the average remaining term of the in-place leases which is generally less than one year. Maintenance and repair costs are charged to expenses as incurred. The Company assesses its investments in single-family residential properties for impairment whenever events or changes in business circumstances indicate that carrying amounts of the assets may not be fully recoverable. When such events occur, management determines whether there has been impairment by comparing the asset’s carrying value with its fair value. Should impairment exist, the asset is written down to its estimated fair value. The Company did not recognize any impairment losses for the years ended December 31, 2018 and 2017 except for losses on certain properties located in Houston and Jacksonville that were impacted by hurricanes in the third quarter of 2017 (see Note 3).
Cash and Cash Equivalents, Policy [Policy Text Block]	Cash The Company maintains its cash at quality financial institutions. The combined account balances at one or more institutions typically exceed the federal insurance coverage and thus there is a concentration of credit risk related to amounts on deposit in excess of available federal insurance coverage. The Company believes that the risk is not significant, as the Company does not anticipate the financial institutions’ non-performance.
Restricted Cash And Restricted Cash Equivalents Policy [Policy Text Block]	Restricted Cash Pursuant to the terms of the note payable referred to in Note 5, the Company is required to establish, maintain, and fund monthly specified reserve accounts. These reserve accounts include property tax reserves, insurance reserves, and capital expenditure reserves.
Advances to Property Manager [Policy Text Block]	Rents and Other Receivables Rents and other receivables represent the amount of rent receivables, security deposits and net rental funds which are held by the property managers on behalf of the Company, net of any allowance for amounts deemed uncollectible.
Deferred Loan Fees, Policy [Policy Text Block]	Deferred Loan Fees Costs incurred in the placement of the Company’s notes payable are deferred and amortized using the effective interest method over the term of the loans as a component of interest expense on the consolidated statements of operations. These deferred loan fees are offset against the notes payable in the accompanying consolidated balance sheets.
Deferred Stock Issuance Costs [Policy Text Block]	Deferred Stock Issuance Costs Deferred stock issuance costs represent amounts paid for legal, consulting, and other offering expenses in conjunction with the future raising of additional capital to be completed within one year. These costs are netted against additional paid-in capital as a cost of the stock issuance upon closing of the respective stock placement. During the year ended December 31, 2018, the Company expensed $674,145 of previously deferred stock issuance costs, due to a capital raise which was postponed indefinitely.
Security Deposits [Policy Text Block]	Security Deposits Security deposits represent amounts deposited by tenants at the inception of the lease. As of December 31, 2018 and 2017, the Company had $825,233 and $697,379, respectively, in resident security deposits. Security deposits are refundable, net of any outstanding charges and fees, upon expiration of the underlying lease.
Revenue Recognition, Policy [Policy Text Block]	Revenue Recognition Residential properties are leased to tenants under short term rental agreements of generally one year and revenue is recognized over the lease term on a straight-line basis.
Income Tax, Policy [Policy Text Block]	Income Taxes The Company is currently evaluating whether to elect to be taxed as a real estate investment trust (“REIT”), as defined in the Internal Revenue Code, commencing with the taxable year ended December 31, 2018. The Company has until the extended due date of its December 31, 2018 tax return to formally make this election. Accordingly, should the Company elect REIT status, it does not expect to be subject to federal income tax, provided that it continues to qualify as a REIT and distributions to the stockholders equal or exceed REIT taxable income. Should the Company not elect to be taxed as a REIT, the Company will not be subject to federal income tax for periods ended December 31, 2018 and prior due to significant operating losses and net operating loss carry-forwards. Qualification and taxation as a REIT depends upon the Company’s ability to meet the various qualification tests imposed under the Internal Revenue Code related to the percentage of income that are earned from specified sources, the percentage of assets that fall within specified categories, the diversity of capital stock ownership, and the percentage of earnings that are distributed. Accordingly, no assurance can be given that the Company will be organized or be able to operate in a manner to qualify or remain qualified as a REIT. If the Company fails to qualify as a REIT in any taxable year, it will be subject to federal and state income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate tax rates, and the Company may be ineligible to qualify as a REIT for four subsequent tax years. Even if the Company qualifies as a REIT, it may be subject to certain state or local income taxes.
Share-based Compensation, Option and Incentive Plans Policy [Policy Text Block]	Incentive Compensation Plan During 2012, the Company established the 2012 Incentive Compensation Plan, which was subsequently amended and restated in December 2013 (“2012 Plan”). The 2012 Plan allows for the grant of options and other awards representing up to 1,650,000 shares of the Company’s common stock. Such awards may be granted to officers, directors, employees, consultants and other persons who provide services to the Company or any related entity. Under the 2012 Plan, options may be granted at an exercise price greater than or equal to the market value at the date of the grant, for owners of 10% or more of the voting shares, at an exercise price of not less than 110% of the market value. Awards are exercisable over a period of time as determined by a committee designated by the Board of Directors, but in no event, longer than ten years. A total of 541,782 shares have been issued under the 2012 plan as of December 31, 2018. During January 2019, an additional 75,369 shares were issued to officers, directors and employees as part of their accrued compensation for the year ended December 31, 2018. During the years ended December 31, 2018 and 2017, the Company recognized $288,095 and $174,375, respectively, of compensation expense under the 2012 Plan.
Earnings Per Share, Policy [Policy Text Block]	Net Loss Per Share Net loss per share is computed by dividing the net loss by the weighted average number of shares of common stock outstanding. Warrants, stock options, and common stock issuable upon the conversion of the Company's preferred stock (if any) are not included in the computation if the effect would be anti-dilutive and would increase earnings or decrease loss per share.
Segment Reporting, Policy [Policy Text Block]	Segment Reporting The Company has determined that it has one reportable segment with activities related to leasing and operating single-family homes as rental properties. The Company's properties are geographically dispersed, and management evaluates operating performance at the market level and while each market and its properties are unique, the aggregate market portfolios have similar economic interests and operating performance.
Geographic Concentration [Policy Text Block]	Geographic Concentration The Company holds concentrations of single-family residential properties in the following metropolitan areas in excess of 10% of our total portfolio as of December 31, 2018 and 2017, and as such the Company is more vulnerable to any adverse macroeconomic developments in such areas: Metropolitan Area 2018 2017 Houston, TX 27 % 33 % Jacksonville, FL 26 % 32 % Memphis, TN 15 % 15 % Birmingham, AL 15 % 15 % Oklahoma City, OK 12 % 0 %
New Accounting Pronouncements, Policy [Policy Text Block]	New Accounting Pronouncements In May 2014, the FASB issued ASU 2014-09, Revenue from Contracts with Customers (Topic 606) , which outlines a new, single comprehensive model for entities to use in accounting for revenue arising from contracts with customers and supersedes most current revenue recognition guidance, including industry-specific guidance. The new model will require revenue recognition to depict the transfer of promised goods or services to customers in an amount that reflects the consideration a company expects to receive in exchange for those goods or services. The standard can be applied either retrospectively to each period presented or as a cumulative-effect adjustment as of the date of adoption. In July 2015, the FASB issued ASU 2015-14, Revenue from Contracts with Customers (Topic 606): Deferral of the Effective Date , which delays the effective date of ASU 2014-09 by one year. In March 2016, the FASB issued ASU 2016-08, Revenue from Contracts with Customers (Topic 606): Principal versus Agent Considerations (Reporting Revenue Gross versus Net) , which is intended to improve the operability and understandability of the implementation guidance on principal versus agent considerations. ASU 2014-09, ASU 2015-14 and ASU 2016-08 are herein collectively referred to as the "New Revenue Recognition Standards". The New Revenue Recognition Standards are effective for fiscal years, and interim periods within those fiscal years, beginning after December 15, 2017. Early adoption is permitted but not before annual periods beginning after December 15, 2016. The Company has adopted the New Revenue Recognition Standards effective as of January 1, 2018, and has applied the modified retrospective method. The Company has evaluated its revenue streams and, as they are primarily related to leasing activities which are scoped out of the New Revenue Recognition Standards, has determined that the adoption of such standards does not have a material impact on the consolidated financial statements and thus there is no cumulative adjustment upon adoption. The Company evaluated its real estate sales contracts through December 31, 2018 and 2017 and determined they qualified as sales to noncustomers. The gain on the sale of real estate for the property sold through December 31, 2017 was recognized on the full accrual method based on the existing accounting standards and was determined to be a completed contract as of December 31, 2017; therefore, the adoption of the new revenue recognition standards did not have an impact on the Company’s real estate sale contracts. In February 2016, the FASB issued ASU 2016-02, Leases , a new lease standard which sets out the principles for the recognition, measurement, presentation and disclosure of leases for both parties to a contract (i.e. lessees and lessors). Under ASU 2016-02, lessor accounting will be substantially similar to the current model but aligned with certain changes to the lessee model and ASU 2014-09. The new standard requires lessors to account for leases using an approach that is substantially equivalent to existing guidance for sales-type leases, direct financing leases and operating leases. The Company’s rental revenue is primarily generated from short-term operating leases. The new standard requires lessees to apply a dual approach, classifying leases as either finance or operating based on the principle of whether or not the lease is effectively a financed purchase of the leased asset by the lessee. This classification will determine whether the lease expense is recognized based on an effective interest method or on a straight-line basis over the term of the lease. A lessee is also required to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months regardless of their classification. Leases with a term of 12 months or less will be accounted for similar to existing guidance for operating leases today. The new standard is expected to impact the Company’s consolidated financial statements as the Company has an operating office lease arrangement for which it is the lessee. The new standard will be effective for the Company beginning on January 1, 2019, with early adoption permitted. The new standard must be adopted using a modified retrospective transition, requiring application of the new guidance at the beginning of the earliest comparative period presented and provides for certain practical expedients.

BASIS OF PRESENTATION AND SIG_3

BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES (Tables)	12 Months Ended
	Dec. 31, 2018
Accounting Policies [Abstract]
Schedules of Concentration of Risk, by Risk Factor [Table Text Block]	The Company holds concentrations of single-family residential properties in the following metropolitan areas in excess of 10% of our total portfolio as of December 31, 2018 and 2017, and as such the Company is more vulnerable to any adverse macroeconomic developments in such areas: Metropolitan Area 2018 2017 Houston, TX 27 % 33 % Jacksonville, FL 26 % 32 % Memphis, TN 15 % 15 % Birmingham, AL 15 % 15 % Oklahoma City, OK 12 % 0 %

INVESTMENTS IN SINGLE-FAMILY _2

INVESTMENTS IN SINGLE-FAMILY RESIDENTIAL PROPERTIES (Tables)	12 Months Ended
	Dec. 31, 2018
Residential Homes [Abstract]
Schedule of Real Estate Properties [Table Text Block]	The following table summarizes the Company’s investments in single-family residential properties. The homes are generally leased to individual tenants under leases with terms of one year or less. Investments in Investments in Single-Family Single-Family Number Buildings and Residential Accumulated Residential of Homes Land Improvements Properties, Gross Depreciation Properties, Net Total at January 1, 2017 624 $ 8,579,550 $ 39,419,038 $ 47,998,588 $ (2,853,049 ) $ 45,145,539 Purchases, improvements, disposition during 2017: Acquisitions 181 2,499,190 10,451,666 12,950,856 (1,723,679 ) 11,227,177 Improvements - - 2,418,380 2,418,380 - 2,418,380 Sales (2 ) (23,553 ) (118,559 ) (142,112 ) 12,881 (129,231 ) Loss due to hurricane/casualties (4 ) (58,826 ) (2,770,734 ) (2,829,560 ) 21,140 (2,808,420 ) Total at December 31, 2017 799 $ 10,996,361 $ 49,399,791 $ 60,396,152 $ (4,542,707 ) $ 55,853,445 Purchases and improvements during 2018: Acquisitions 166 2,646,100 13,231,404 15,877,504 (2,048,359 ) 13,829,145 Improvements - - 2,150,127 2,150,127 - 2,150,127 Total at December 31, 2018 965 $ 13,642,461 $ 64,781,322 $ 78,423,783 $ (6,591,066 ) $ 71,832,717
Schedule Of Proforma Statement Of Operations Related To Real Estate Investment [Table Text Block]	This pro forma information does not purport to represent what the actual results of operations of the Company would have been had these acquisitions occurred on this date, nor does it purport to predict the results of operations for future periods. For the Year Ended December 31 2018 2017 Rental income $ 10,424,236 $ 10,202,638 Property operating and maintenance $ 3,246,789 $ 2,968,878 Real estate taxes $ 1,558,230 $ 1,584,488 Depreciation and amortization $ 2,634,202 $ 2,626,394 Interest expense $ 2,616,750 $ 2,616,750 Net loss $ (2,735,511 ) $ (2,373,997 ) Net loss per share, basic and fully diluted $ (0.25 ) $ (0.22 ) Weighted average number of common shares outstanding, basic and fully diluted 10,814,660 10,734,025

ACCOUNTS PAYABLE AND ACCRUED _2

ACCOUNTS PAYABLE AND ACCRUED LIABILITIES (Tables)	12 Months Ended
	Dec. 31, 2018
Accounts Payable and Accrued Liabilities [Abstract]
Schedule of Accrued Liabilities [Table Text Block]	At December 31, 2018 and 2017, accounts payable and accrued liabilities consisted of the following: 2018 2017 Accounts payable $ 76,523 $ 162,221 Real estate taxes payable 781,182 781,898 Accrued compensation, board fees and other 505,365 416,633 Interest payable 209,643 92,390 $ 1,572,713 $ 1,453,142

NOTES PAYABLE (Tables)

NOTES PAYABLE (Tables)	12 Months Ended
	Dec. 31, 2018
Debt Disclosure [Abstract]
Schedule of Debt [Table Text Block]	A summary of the Company’s notes payable as of December 31, 2018 and December 31, 2017 is as follows: 2018 2017 Interest Rate (Fixed) Maturity Date Note Reven Housing Fund 1, LLC $ 51,362,000 $ - 4.74 % October, 2025 Reven Housing Texas, LLC - 7,312,030 4.50 % April, 2020 Reven Housing Texas 2, LLC - 4,890,978 4.50 % January, 2022 Reven Housing Tennessee, LLC - 3,830,791 4.50 % April, 2020 Reven Housing Florida, LLC - 3,442,987 4.50 % April, 2020 Reven Housing Florida 2, LLC - 4,805,389 4.50 % April, 2020 Reven Housing Georgia, LLC - 1,780,765 4.50 % July, 2020 Reven Housing Tennessee, LLC - 1,148,726 4.50 % September, 2020 Reven Housing Alabama, LLC - 3,793,920 4.25 % January, 2023 51,362,000 31,005,586 Less deferred loan fees, net (1,229,853 ) (512,462 ) Notes payable, net $ 50,132,147 $ 30,493,124

RENTAL INCOME (Tables)

RENTAL INCOME (Tables)	12 Months Ended
	Dec. 31, 2018
Lease Income [Abstract]
Schedule of Future Minimum Rental Payments for Operating Leases [Table Text Block]	Future minimum rental revenues under existing leases on properties are expected to be as follows for the years ending December 31: 2019 $ 5,349,159 2020 375,925 2021 33,570 2022 18,950 $ 5,777,604

COMMITMENTS AND CONTINGENCIES (

COMMITMENTS AND CONTINGENCIES (Tables)	12 Months Ended
	Dec. 31, 2018
Commitments and Contingencies Disclosure [Abstract]
Lessee, Operating Lease, Disclosure [Table Text Block]	A schedule of future minimum lease payments under the operating lease for the following years is as follows: 2019 83,717 2020 86,229 2021 36,881 $ 206,827

BASIS OF PRESENTATION AND SIG_4

BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES (Details)	12 Months Ended
	Dec. 31, 2018	Dec. 31, 2017
Houston TX [Member]
Concentration Risk, Percentage	27.00%	33.00%
Jacksonville FL [Member]
Concentration Risk, Percentage	26.00%	32.00%
Memphis TN [Member]
Concentration Risk, Percentage	15.00%	15.00%
Birmingham AL [Member]
Concentration Risk, Percentage	15.00%	15.00%
Oklahoma City OK [Member]
Concentration Risk, Percentage	12.00%	0.00%

BASIS OF PRESENTATION AND SIG_5

BASIS OF PRESENTATION AND SIGNIFICANT ACCOUNTING POLICIES (Details Textual) - USD ($)	1 Months Ended	12 Months Ended
	Jan. 31, 2019	Dec. 31, 2018	Dec. 31, 2017	Dec. 31, 2012
Accounting Policies [Line Items]
Security Deposit		$ 825,233	$ 697,379
Share-based Compensation Arrangement by Share-based Payment Award, Shares Issued in Period	75,369
Share-based Compensation		288,095	174,375
Previously Deferred Stock Issuance Costs		$ 674,145	$ 0
Buildings and Improvements [Member] | Minimum [Member]
Accounting Policies [Line Items]
Property, Plant and Equipment, Useful Life		10 years
Buildings and Improvements [Member] | Maximum [Member]
Accounting Policies [Line Items]
Property, Plant and Equipment, Useful Life		27 years 6 months
Reven Housing REIT Inc [Member]
Accounting Policies [Line Items]
Noncontrolling Interest, Ownership Percentage by Parent		100.00%
Incentive Compensation Plan 2012 [Member]
Accounting Policies [Line Items]
Share-based Compensation Arrangement by Share-based Payment Award, Number of Shares Authorized				1,650,000
Share-based Compensation Arrangement by Share-based Payment Award, Description		Under the 2012 Plan, options may be granted at an exercise price greater than or equal to the market value at the date of the grant, for owners of 10% or more of the voting shares, at an exercise price of not less than 110% of the market value. Awards are exercisable over a period of time as determined by a committee designated by the Board of Directors, but in no event, longer than ten years.
Stock Issued During Period, Shares, Share-based Compensation, Gross		541,782

INVESTMENTS IN SINGLE-FAMILY _3

INVESTMENTS IN SINGLE-FAMILY RESIDENTIAL PROPERTIES (Details)	12 Months Ended
	Dec. 31, 2018USD ($)Number	Dec. 31, 2017USD ($)Number	Dec. 31, 2016USD ($)Number
RESIDENTIAL HOMES, NET [Line Items]
Number of Homes | Number	965	799	624
Property Plant and Equipment at Beginning	$ 55,853,445	$ 45,145,539
Property Plant and Equipment, Acquisitions	13,829,145	11,227,177
Property Plant And Equipment, Improvements	2,150,127	2,418,380
Property Plant and Equipment at Ending	71,832,717	55,853,445
Accumulated Depreciation	$ (6,591,066)	(4,542,707)	$ (2,853,049)
Property, Plant and Equipment, Sales		(129,231)
Property Plant And Equipment hurricane/casualties		$ (2,808,420)
Acquisitions
RESIDENTIAL HOMES, NET [Line Items]
Number of Homes | Number	166	181
Accumulated Depreciation	$ (2,048,359)	$ (1,723,679)
Improvements
RESIDENTIAL HOMES, NET [Line Items]
Number of Homes | Number	0	0
Accumulated Depreciation	$ 0	$ 0
Sales
RESIDENTIAL HOMES, NET [Line Items]
Number of Homes | Number		(2)
Accumulated Depreciation		$ 12,881
Loss due to hurricane/casualties
RESIDENTIAL HOMES, NET [Line Items]
Number of Homes | Number		(4)
Accumulated Depreciation		$ 21,140
Land
RESIDENTIAL HOMES, NET [Line Items]
Property Plant and Equipment at Beginning	10,996,361	8,579,550
Property Plant and Equipment, Acquisitions	2,646,100	2,499,190
Property Plant And Equipment, Improvements	0	0
Property Plant and Equipment at Ending	13,642,461	10,996,361
Property, Plant and Equipment, Sales		(23,553)
Property Plant And Equipment hurricane/casualties		(58,826)
Buildings and Improvements
RESIDENTIAL HOMES, NET [Line Items]
Property Plant and Equipment at Beginning	49,399,791	39,419,038
Property Plant and Equipment, Acquisitions	13,231,404	10,451,666
Property Plant And Equipment, Improvements	2,150,127	2,418,380
Property Plant and Equipment at Ending	64,781,322	49,399,791
Property, Plant and Equipment, Sales		(118,559)
Property Plant And Equipment hurricane/casualties		(2,770,734)
Investments In Single-Family Residential Properties [Member]
RESIDENTIAL HOMES, NET [Line Items]
Property Plant and Equipment at Beginning	60,396,152	47,998,588
Property Plant and Equipment, Acquisitions	15,877,504	12,950,856
Property Plant And Equipment, Improvements	2,150,127	2,418,380
Property Plant and Equipment at Ending	$ 78,423,783	60,396,152
Property, Plant and Equipment, Sales		(142,112)
Property Plant And Equipment hurricane/casualties		$ (2,829,560)

INVESTMENTS IN SINGLE-FAMILY _4

INVESTMENTS IN SINGLE-FAMILY RESIDENTIAL PROPERTIES (Details 1) - USD ($)	12 Months Ended
	Dec. 31, 2018	Dec. 31, 2017
Rental Income	$ 8,914,440	$ 7,817,709
Property operating and maintenance	2,805,619	2,242,219
Real estate taxes	1,375,962	1,312,188
Depreciation and amortization	2,195,992	1,990,486
Interest Expense	1,944,819	1,325,994
Net loss	$ (3,154,573)	$ (1,833,303)
Net loss per share, basic and fully diluted	$ (0.29)	$ (0.17)
Weighted average number of common shares outstanding, basic and fully diluted	10,814,660	10,734,025
Pro Forma [Member] | Real Estate Investment [Member]
Rental Income	$ 10,424,236	$ 10,202,638
Property operating and maintenance	3,246,789	2,968,878
Real estate taxes	1,558,230	1,584,488
Depreciation and amortization	2,634,202	2,626,394
Interest Expense	2,616,750	2,616,750
Net loss	$ (2,735,511)	$ (2,373,997)
Net loss per share, basic and fully diluted	$ (0.25)	$ (0.22)
Weighted average number of common shares outstanding, basic and fully diluted	10,814,660	10,734,025

INVESTMENTS IN SINGLE-FAMILY _5

INVESTMENTS IN SINGLE-FAMILY RESIDENTIAL PROPERTIES (Details Textual) - USD ($)	12 Months Ended
	Dec. 31, 2018	Dec. 31, 2017	Sep. 30, 2017
Rental Income	$ 8,914,440	$ 7,817,709
Cost of Property Repairs and Maintenance	2,805,619	2,242,219
Net Income (Loss) Attributable to Parent	(3,154,573)	(1,833,303)
Hurricane [Member]
Cost of Property Repairs and Maintenance	987,000	1,500,000
Liability for Catastrophe Claims, Carrying Amount			$ 2,800,000
Hurricane [Member] | Uninsured Risk [Member]
Liability for Catastrophe Claims, Carrying Amount	2,300,000
Insurance Settlements Receivable	500,000
Acquisition-related Costs [Member]
Rental Income	236,476	998,743
Cost of Property Repairs and Maintenance	93,778	350,496
Acquisition Costs, Period Cost	48,190	257,492
Net Income (Loss) Attributable to Parent	$ 94,508	$ 390,755

ACCOUNTS PAYABLE AND ACCRUED _3

ACCOUNTS PAYABLE AND ACCRUED LIABILITIES (Details) - USD ($)	Dec. 31, 2018	Dec. 31, 2017
Accounts Payable And Accrued Expenses [Line Items]
Accounts payable	$ 76,523	$ 162,221
Real estate taxes payable	781,182	781,898
Accrued compensation, board fees and other	505,365	416,633
Interest payable	209,643	92,390
Accounts payable and accrued liabilities	$ 1,572,713	$ 1,453,142

NOTES PAYABLE (Details)

NOTES PAYABLE (Details) - USD ($)	1 Months Ended	12 Months Ended
	Sep. 28, 2018	Dec. 31, 2018	Dec. 31, 2017
Note
Notes payable, net		$ 50,132,147	$ 30,493,124
Maturity Date	Oct. 1, 2025
Debt Instrument, Interest Rate, Stated Percentage	4.74%
Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		51,362,000	31,005,586
Less deferred loan fees, net		(1,229,853)	(512,462)
Notes payable, net		50,132,147	30,493,124
Reven Housing Funding 1 LLC [Member] | Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		$ 51,362,000	0
Maturity Date		Oct. 30, 2025
Debt Instrument, Interest Rate, Stated Percentage		4.74%
Reven Housing Texas, LLC [Member] | Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		$ 0	7,312,030
Maturity Date		Apr. 30, 2020
Debt Instrument, Interest Rate, Stated Percentage		4.50%
Reven Housing Texas 2 LLC [Member] | Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		$ 0	4,890,978
Maturity Date		Jan. 31, 2022
Debt Instrument, Interest Rate, Stated Percentage		4.50%
Reven Housing Tennessee, LLC [Member] | Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		$ 0	3,830,791
Maturity Date		Apr. 30, 2020
Debt Instrument, Interest Rate, Stated Percentage		4.50%
Reven Housing Florida, LLC [Member] | Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		$ 0	3,442,987
Maturity Date		Apr. 30, 2020
Debt Instrument, Interest Rate, Stated Percentage		4.50%
Reven Housing Florida 2, LLC [Member] | Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		$ 0	4,805,389
Maturity Date		Apr. 30, 2020
Debt Instrument, Interest Rate, Stated Percentage		4.50%
Reven Housing Georgia, LLC [Member] | Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		$ 0	1,780,765
Maturity Date		Jul. 31, 2020
Debt Instrument, Interest Rate, Stated Percentage		4.50%
Reven Housing Tennessee, LLC [Member] | Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		$ 0	1,148,726
Maturity Date		Sep. 30, 2020
Debt Instrument, Interest Rate, Stated Percentage		4.50%
Reven Housing Alabama, LLC [Member] | Notes Payable to Banks [Member]
Note
Long-term Debt, Gross		$ 0	$ 3,793,920
Maturity Date		Jan. 31, 2023
Debt Instrument, Interest Rate, Stated Percentage		4.25%

NOTES PAYABLE (Details Textual)

NOTES PAYABLE (Details Textual) - USD ($)	1 Months Ended	12 Months Ended
	Sep. 28, 2018	Dec. 31, 2018	Dec. 31, 2017
Notes Payable [Line Items]
Debt Instrument, Maturity Date	Oct. 1, 2025
Interest Expense, Debt		$ 1,944,819	$ 1,325,994
Amortization of Financing Costs		198,531	151,668
Debt Instrument, Interest Rate, Stated Percentage	4.74%
Debt Instrument, Face Amount	$ 51,362,000
Proceeds From Notes Payable	33,000,000	54,098,630	11,762,553
Payments to Acquire Real Estate	17,000,000
Secured Debt	12,800,000	825,233	697,379
Gain (Loss) on Extinguishment of Debt	$ 642,845	(642,845)	0
Notes Payable to Banks [Member]
Notes Payable [Line Items]
Debt Issuance Costs, Net		$ 1,229,853	$ 512,462

STOCKHOLDERS' EQUITY AND STOC_2

STOCKHOLDERS' EQUITY AND STOCK COMPENSATION (Details Textual) - USD ($)	Jan. 15, 2019	Feb. 15, 2019	Jan. 31, 2019	Oct. 16, 2014	Sep. 30, 2018	Dec. 31, 2018	Dec. 31, 2017	Dec. 31, 2016	Oct. 31, 2018
STOCKHOLDERS' EQUITY AND STOCK COMPENSATION [Line Items]
Stock Issued During Period, Shares, Issued for Services						45,423
Share-based Compensation Arrangement by Share-based Payment Award, Shares Issued in Period			75,369
Sharebased Compensation Arrangement by Sharebased Payment Award Warrants Exercises in Period						263,588
Proceeds from Warrant Exercises					$ 702,176	$ 702,176	$ 0
Warrants Expiration Period					Sep. 27, 2018
Shares To Be Repurchased Description						$500,000 of our outstanding common stock
Shares Issued, Price Per Share									$ 0.01
Dividends, Common Stock						$ 109,467
Stock Repurchased During Period, Value						13,653
Common Stock [Member]
STOCKHOLDERS' EQUITY AND STOCK COMPENSATION [Line Items]
Dividends, Common Stock						0
Stock Repurchased During Period, Value						$ 3
Stock Repurchased During Period, Shares						(3,413)
Share based Compensation Arrangement by Sharebased Payment Award Warrant Options Exercises in Period						175,544
Incentive Compensation Plan 2012 [Member]
STOCKHOLDERS' EQUITY AND STOCK COMPENSATION [Line Items]
Stock Issued During Period, Shares, Issued for Services				425,000
Share-based Compensation Arrangement by Share-based Payment Award, Options, Vested, Number of Shares								106,250
Share-based Compensation Arrangement by Share-based Payment Award, Options, Nonvested, Number of Shares						318,750
Private Placement [Member]
STOCKHOLDERS' EQUITY AND STOCK COMPENSATION [Line Items]
Share Price						$ 4
Subsequent Event [Member]
STOCKHOLDERS' EQUITY AND STOCK COMPENSATION [Line Items]
Dividends, Common Stock		$ 109,652
Common Stock, Dividends, Per Share, Declared	$ 0.01
Subsequent Event [Member] | Director [Member]
STOCKHOLDERS' EQUITY AND STOCK COMPENSATION [Line Items]
Share-based Compensation Arrangement by Share-based Payment Award, Shares Issued in Period			75,369
Sharebased Compensation Arrangement by Sharebased Payment Award Values Issued in Period	$ 248,720

INCOME TAXES (Details Textual)

INCOME TAXES (Details Textual) - USD ($)	12 Months Ended
	Dec. 31, 2018	Dec. 31, 2017
Income Tax Disclosure [Line Items]
Deferred Tax Assets, Operating Loss Carryforwards, Domestic		$ 5,350,000
Federal Tax Loss Carry Forwards Expiration	expire in 2032

RELATED PARTY TRANSACTIONS (Det

RELATED PARTY TRANSACTIONS (Details Textual) - USD ($)	12 Months Ended
	Dec. 31, 2018	Dec. 31, 2017
Related Party Transaction [Line Items]
Operating Leases, Rent Expense	$ 500
Chief Executive Officer [Member]
Related Party Transaction [Line Items]
Operating Leases, Rent Expense, Sublease Rentals	$ 6,000	$ 6,000

RENTAL INCOME (Details)

RENTAL INCOME (Details)	Dec. 31, 2018USD ($)
Lease Income [Line Items]
2019	$ 5,349,159
2020	375,925
2021	33,570
2022	18,950
Operating Leases, Future Minimum Payments Receivable	$ 5,777,604

COMMITMENTS AND CONTINGENCIES_2

COMMITMENTS AND CONTINGENCIES (Details)	Dec. 31, 2018USD ($)
Operating Leased Assets [Line Items]
2019	$ 83,717
2020	86,229
2021	36,881
Operating Leases, Future Minimum Payments Due, Total	$ 206,827

COMMITMENTS AND CONTINGENCIES_3

COMMITMENTS AND CONTINGENCIES (Details Textual) - USD ($)	1 Months Ended	12 Months Ended
	Dec. 21, 2015	Dec. 31, 2018	Dec. 31, 2017
Other Commitments [Line Items]
Operating Lease Maturity Term	64 months
Operating Leases, Rent Expense		$ 500
General and Administrative Expense [Member]
Other Commitments [Line Items]
Operating Leases, Rent Expense		$ 79,439	$ 62,048

SUBSEQUENT EVENTS (Details Text

SUBSEQUENT EVENTS (Details Textual)	Feb. 11, 2019USD ($)Homes	Sep. 28, 2018USD ($)	Dec. 31, 2018USD ($)	Dec. 31, 2017USD ($)
Debt Instrument, Face Amount		$ 51,362,000
Debt Instrument, Interest Rate, Stated Percentage		4.74%
Payments to Acquire Real Estate		$ 17,000,000
Proceeds from Notes Payable		$ 33,000,000	$ 54,098,630	$ 11,762,553
Subsequent Event [Member] | Memphis TN [Member]
Payments to Acquire Real Estate	$ 4,640,000
Number of Real Estate Properties | Homes	24
Subsequent Event [Member] | Oklahoma City OK [Member]
Payments to Acquire Real Estate	$ 4,640,000
Number of Real Estate Properties | Homes	24
Subsequent Event [Member] | Oklahoma City OK [Member] | Arbor Agency Lending LLC [Member]
Debt Instrument, Face Amount	$ 10,523,000
Debt Instrument, Term	7 years
Debt Instrument, Interest Rate, Stated Percentage	4.72%
Payments to Acquire Real Estate	$ 2,900,000
Number of Real Estate Properties | Homes	12
Proceeds from Notes Payable	$ 7,400,000