Diligence or overkill for out of state rentals?

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If you don’t trust your manager hire a new one. If it’s been smooth sailing on 11 rentals over the years, I see no reason to question someone’s competence. You’ll never have 100% whatever that may mean to you. If it works, it works. If it doesn’t, look for a new manager. Overdoing and nitpicking to get to 100% doesn’t work

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Aloha,If the photos you are receiving are of good quality and sufficient size to be able to zoom in for better detail, you should be able to determine the quality of the work being done, unless you are talking about executive level homes, then it might be a little more difficult. Part of what I do in providing pics to my OOS Owners, is generally remain consistent with how I move through the property and take the pics when unit is vacant. I try to tell the story of the unit, starting with the front door showing unit number or exterior showing address depending on type of property. Then, a pic into the room, generally on a diagonal, then from the opposite corner of the room back to the entry, so two pics usually show the entire room. If there is a detail I need to show- leak, or damage, or whatever, I will then take a wide view that serves to identify the general wall area to identify where in the room, followed by closeups as needed for the detail. I take pics of all closet and cabinet interiors, with all doors open and in full view to show any plumbing or wiring that may be exposed. Also interiors of ovens and refers, including the refer doors to document all bars/trays in place. If exterior pics are needed, wide curb view, then generally I shoot from one corner to the next from the side of the structure, showing the yard or other exterior features. The goal is to be clear enough that I do not have to waste time actually renaming each image, and owners or myself can view the pics a year from now, or 3, and have a pretty good idea of exactly what we are looking at. It is a simple matter to send the pics, my phone is set to automatically upload to my favorite cloud service, so all I need to do is select the group of images and email a link with my comments/recommendations for the owner. The owner can choose to download them and keep (recommended) or just view online and dump.For renovations or significant repair projects, I take before, progress (daily or weekly depending on project), and after pics, and sometimes require the contractor to send me additional pics daily or weekly, such as for roof jobs etc. They usually are not as good at telling the story, but at least I don't have to climb a ladder 3 stories! With regard to inspections, if you have not already, you should have a list of preventative maintenance items and whether they are annual, semi-annual, seasonal, or whatever, and make it an addendum to the management agreement. I'm not sure about grading dirt? I would think that would be something the PM would note as necessary on an interim inspection or at turnover, depending on the reason it may be needed. Termite inspection frequency would depend on local "norms", as would tenting. Looking for signs of leaks is my #1 reason for annual interim inspections...I always check under sinks (taking pics) and also take pics of ceilings in general, especially bathroom and kitchens, and floors in all the suspect areas (toilet, tub, laundry, sink base, under-counter water heater, etc.) and depending on the apparent age of the unit, I try to get a look at accessible window sills if this is an issue I have any concern about. I would send any suspicious pics to the owner for discussion.

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11 x $200 = $2,200.Plane ticket is less than $400. Two nights in a hotel for $400. Rent a car for $200. That's less than half of one month's cash flow to inspect your properties and it's tax deductible.

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@Nathan G. The renovations are tied to equity value. My coc returns are 7-15 percent which in most cases is usually just a couple hundred bucks a month per door. Spending a couple grand to fly across the country for that doesn’t feel like a slam dunk decision

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@Jay Hinrichs 40-80 items on the make readies/rehabs. What I’m saying is when I buy I go through everything to tenant proof the home and attract quality tenants. That’s where my feeling of potentially being overkill stems from to go out there

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agreed KC is an easy city to traverse time wise its not like trying to drive around the bay area during heavy traffic times. when you say the homes are 2 to 4 years old and your having 40 to 80 items pop up on a turn over that simply does not compute unless the tenants are beating the ever living hell out of the units.. I bought 14 new builds in MS back in the day and the first 5 years I never touched them . these were in the best areas of the state madison county. and most new builds that I see in KC ( was there last week) are in good areas which will demand good tenants.. something seems off here. If these are typical KC rentals IE 30 to 100 years old or older then they will never be perfect no old house can be. but fixing drainage issues as you note is important if you have basements . AC and HVAC you could just have your PM service those proactivly as tenants tend to never pay to change filters.

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You have 11 rentals, you spent hundreds of thousands on renovations, and you still have thin margins? If the margins are so thin that you can't afford a plan ticket and two nights in a hotel to look at your investments, then I suggest you consider selling.