How do I hire a manager

[Don Chambers]

Does anyone have any tips on hiring someone to manage rental properties?

I have 26 properties and I am trying to step out of the day to day operations.  It's not a full-time job but it's a lot off hassle for me because of the other things I have going on.  I have someone now but it's not working out.  They have taken a full-time job and I am slowly being pulled back into the work.

Currently, I pay $200 per month, $200 to get a property rented, and a percentage of rent.  The percentage is a sliding scale based on occupancy - 4%-8.5% when everything is rented.  It's usually about $1300 a month.

I expect them to cover all duties for managing the properties except going to court and paying bills.  They put out signs, show houses, handle repair calls, send late letters, file evictions, record payments, and work with contractors.  Its sounds like a lot but I have been doing it and know it takes about 8-10 hours a week and that equates to more than $30/hour.

I have looked into a property management company.  They are very expensive and I can't find a good way for them to handle repairs.  They have no incentive to reduce costs.  Plus, they are not really working for me and it's hard to get them to do odd things that come up.  I need a part-time employee.

I am open to paying more if I get a reliable person that keeps tenants happy and vacancies low.  I am not sure what I am looking for or how to find anyone.