Question for those with Memphis rentals

[Al D.]

In C class properties in Memphis, do you/your local PM clean the vacant property after the previous tenant moves out - before you ever show it to a prospective tenant? Or do you show it to prospective tenants before you clean it (with used furniture, garbage bags, smells, and overall suggestion that the landlord may not give a damn about the upkeep by any tenant?) (“Neglect begets neglect” is my concern here, never mind the property sitting vacant for longer.)

I just learned that my local PM does the latter. I saw the video from yesterday. To be clear: I was not surprised about the state of the property - only that it had been on the rental market for over 4 months (!) in the condition the previous tenant left it in. I could understand a week - if there was high demand to view the property as soon as it became vacant. Was not the case here.

And, after bringing up my (above) concerns to my PM, he explained that in his years of local experience, this practice has “...never stoped people from renting the properties, they all rented in the same amount of time based on the criteria each tenant/landlord was looking for.”

My previous PM there cleaned before potential tenants would see the property. Any thoughts on my concern from the local-knowledge people? (I also own in a few other markets - no such practice there.)

Thank you.

[Dave DeMarco]

@Al D.  2 properties in Memphis here. So let me get this straight - you had a vacancy and your PM never cleaned the unit? He's showing it when there is garbage in the unit, it smells, and the previous tenants crap is there....FOR 4 MONTHS? My PM in Memphis renovated a town house in 3 weeks! You talk to him and he tells you that in his vast experience it's never stopped people from renting in a timely way? 4 months isn't timely...THIS PM IS KILLING YOU. 

-You have lost a MINIMUM of 6 MONTHS RENT and probably more by the time you get this unit cleaned, find a new PM and find a renter. That's $4500-$4900 in my Memphis C-class units  PLUS the cost of the turnover and fees for a new PM. So $8400 and counting....

-You are attracting the bottom of the barrel renter when/if someone decides to rent a smelly, garbage filled house/apt. C'mon man these properties are risky enough already in Memphis.

FIRE THIS PM IMMEDIATELY and try to salvage the second half of the years rents.