How Do You Handle Property Management for Out-of-State Rentals?

Question

For those managing rentals out of state, how do you ensure everything runs smoothly? Do you rely on local property managers, or do you have your own systems in place for things like maintenance, tenant communication, and rent collection? I'd love to hear about your experiences—what works, what doesn't, and any tips for making remote property management easier.

Min Zhang · Answer

Hey Tucker, I would say hiring a local property manager is a game-changer for out of state investments. They'll manage rentals, handle emergencies, and free up your time for investment strategy. Plus, they often have established connections with handymen and contractors, making maintenance and repairs seamless. By hiring property management, you'll reduce stress and gain more time to focus on your investment goals. Just be sure to select a reliable property manager that aligns with your expectations

Julia Lyrberg · Answer

Managing out-of-state rentals can be tough, but having a solid local property manager helps a ton. They handle most of the day-to-day stuff like maintenance and tenant issues. If you want more control, you can set up your own systems for rent and communication, but a good property manager for out of state investing is the way to go.

Kerlous Tadres · Answer

Hey Tucker,

You really have to know who your property managers are and make sure that your realtor has a good relationship with them. I would also suggest you visit the property managers and interview them personally to see what their process looks like and how they update their other clients.

Mike Paolucci · Answer

Happy to answer any additional questions.

Drew Sygit · Answer

@Tucker Mason in our opinion, it depends on the Property Class/Tenant.

Class A: most people can DIY manage and learn what they need to know on the fly.

Class B: A bit harder, takes more time and there's more risk with maintenance and tenants.

Class C: should only be attempted by EXPERIENCED landlords! Too many moving parts that can break.

Class D: good luck, even with a PMC.

Victor Patel · Answer

Property management is a tough job, especially for OOS.  The key would be to hire a reputable property management company.  Here in the Cincinnati, OH market there are many, many PM companies.  Most are horrible.  You have to find the right one by asking the right questions and getting references.

I'm a real estate broker and specialized in Multi family for the last 15 years. I have also had my own properties managed by property management companies.  I have heard and personaly  experienced horror stories with PM companies.

Finding the right PM company can be a game changer.

My advice would be to take the time to vet the right PM company because that will be the difference between profit or loss.  Reach out if you need further help/advice.

Adam Bartomeo · Answer

I have self-managed and had a PM from a far AND I manage properties for investors that are out of the state/country. For OOS it is always best to have a PM. It is very difficult to manage when you are not local, don't know the laws, have the infrastructure, and can't react quickly when necessary. If you poke around on BP you will find story after story from OOS investors that decided to self-manage, got burned, and now are asking for help.

Sam Shueh · Answer

You have to stay on top of them as there are plenty of poor property management companies fewer reputable ones. So long you can collect rent on time in a reasonable manner. Your mission is completed.

Travis Biziorek · Answer

Hey Tucker,

I actually self-manage my 12-door portfolio in Detroit, all while being based in California. That said, I lived in Detroit from 2017-2022, which means I was able to build an on-the-ground network before moving away. Without that existing network, I’d find out-of-state management much more challenging, and I generally wouldn’t advise OOS management for new investors who don’t have reliable local contacts.

Currently, I’m in the process of transitioning my properties to a local property manager. It’s not because self-management hasn't worked, but rather because I’m looking to free up my time to scale my portfolio further and focus on some other time-intensive projects.

If you’re managing from a distance, the key is building a local network you trust—contractors, handymen, leasing agents. It makes all the difference. And, if you’re not in a place to build that network yourself, working with a good property manager is probably the way to go.

Hope that helps!

How Do You Handle Property Management for Out-of-State Rentals?

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