long distance investing: finding a GREAT property manager

[Shoshana Shulman]

I have spent hundreds of enjoyable hours listening to Bigger Pockets podcasts,  and the new Money podcasts, and the new Business podcasts, as well as using the B.P. site to learn and delve deeper. BUT....I have not found a way to get a wonderful property manager.

I have used HomePath.com and seen things that look like good deals. I have researched areas in the U.S. that are still affordable, and have decent school systems, employment, low crime, etc. 

BUT....I have not bought these long distance properties due to lack of a property manager.

I do have a few local investments, but in order to grow, which I'd like to do, I need help from someone on how to find a property manager.

I have researched Turnkey companies, and found two with good reviews, but the prices on the properties, which tend to be older properties, seem to insulate the Turnkey companies from any risk (eg: they're making $40,000 on the sale to the 'investor') and what's left for the investor is pretty thin.

Are there any managers out there in the following areas who can point me to good zip codes and streets in areas they would be/are already managing????

Jacksonville, Florida

Memphis, Tennessee

Austin/Houston, Texas

I am looking for single family homes in B areas, with decent schools. 

I reached out to David Greene asking for his property manager in one of his investment areas, as on a Webinar with Brandon and David it seemed to me that he offered to share this information, but I got no response from him.

Is there anyone out there who could assist me with finding honest, reliable, resourceful, creative property managers in the above areas?

Thank you to anyone who reaches out.

Shoshana

[Steve Rozenberg]

think they have a great model of what they do. Not sure if they deviate from that

We are opposite. We only manage not sell. And we do not deviate from ours. Worth a looking into to find out

I know some companies here in Texas tend to do one or the other if they are going to be good at either

I would look up NARPM and start with them..Below are some questions I would think would be a good starting point for you to see who really treats their company like a business or a hobby.

Questions to Ask prospective management companies

• What are your average days on market for vacant homes?
• What is your average rent amount for all properties managed?
• What is your average work order cost for the owner?
• What is your average make ready cost for the owner?
• Are all my invoices uploaded to my owner portal?
• How do you advertise your vacant units?
• Do I receive video of my pre and post make ready?
• Do you have a setup fee?
• Do you upcharge on maintenance?
• When do you make owner payments? How often?
• Are you a Certified Property Manager?
• Are you a member of NARPM?
• What is your Guarantee?
• Do you provide move in and move out reports
• How many pictures do you take of the property prior to tenant moves in and after the tenant moves out
• Do you get weekly reports when the property is vacant what prospective tenants are saying about your home
• Do you provide monthly newsletters to your tenants
• Do you hold investor education classes to help me become a better investor
• Do you have single point portfolio based management services?
• How many properties do the owners actually own themselves?
• What do you do to ensure that the tenant is responsible for security deposit disputes since that is the largest reason for owner lawsuits
• How familiar are you with the newly changed laws that can affect you the owner if they are not used correctly?