Need Advice - Fire My Property Manager

[Ursula B.]

Good morning/afternoon BP:

I think I'm about to fire my property manager. Please talk me off the ledge.

I hired a PM a couple of years ago on a referral from a co-worker. I was an out-of-state landlord and my section 8 rental was turning over. I had just decided I didn't want to deal with the Housing Authority or section 8 tenants directly anymore, so I paid the 10% fee and haven't regretted it.

A few months later, I had a condo turning over. The condo is in a nice area and has never taken me more than 2 weeks to rent, even from out of state. I decided 'why bother' and gave this one to the property manager as well. All was well. Fast-forward about 15 months, and the tenant they found gave notice in November 2013, and I was notified in December. Tenant moved in December but didn't turn in keys until January 2, rent was paid through January 19. I hadn't heard a peep from the PM, so I looked on craigslist for the listing. I can't find it.

I emailed the PM and asked for the status over a week ago, to which he responded they've had 16 or 17 showings, everyone keeps saying they're moving soon but no one has filled out an application yet. For some reason I'm not buying this. I don't believe they've had this kind of traffic without a craigslist ad, and I've only had to show it a maximum of 5 times each vacancy to get it rented - all from craigslist. Also, the address in the MLS is incorrect. Finally, it's like pulling teeth to get the PM to respond sometimes. I replied to his most recent email that maybe I need to update the bathrooms a bit to be more attractive and asked for contractor references. No response as of yet.

I do still manage a property myself from afar because it's so easy to rent and my tenants are usually low-key (higher-end rental) and I'm about to purchase another condo that I intend to also manage myself. My gut is telling me to pull this condo from the PM now and attempt to rent it myself, but I have no desire to pull the SFH with the section 8 tenant.

What do you think? I can feel my stress building each day this condo isn't rented, not because of the money (although that's important) but because I'm not sure the PM is looking out for my best interests. I want to believe the PM and think folks just aren't moving yet because of the weather, but this property should not still be vacant almost 5 weeks later.