Outsourcing Boots on the Ground

[Nathan Emmert]

Has anyone had any experience outsourcing what I'm calling boots on the ground... essentially someone local to your rentals when onsite help is needed?

My rentals are somewhat local, about an hour from where I live and work. But two hours of driving just to unlock a door is a bit of a hassle I wouldn't mind outsourcing. It would be great to have a set of keys locally, to have someone that could knock on doors if rent wasn't received (one tenant in particular doesn't even have a phone) or post notices if appropriate, and ideally to show the properties to prospective tenants or even handle all vacancy "filling".

I don't mind getting the phone calls and handling maintenance. I actually sort of enjoy that as I know it gets done right and have some comfort in knowing I'm not getting gouged by a property management company. I absolutely LOVE getting the rental checks in my P.O. Box. I can handle filling out notices, tracking, leases, etc etc etc. I would just like to cut back on the driving up there and do what I can virtually while outsourcing the rest. I guess I'm looking for a half way point between fully owner operated and full property management. Does such a thing exist?

If you have any experience with this... how did you go about finding the person? What sort of fee structure do you have in place? Is it flat monthly or a per call, as used type thing?