In desperate need of help

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In desperate need of help

Cosette TrantowPro Member
Phoenix, AZ · Member since 2018 · 80 posts · 28 votes

Hello everyone. I'm new to owning rentals, I have 2 duplexes (Newburgh Heights and Shaker Heights)

I had a very good relationship with my property manager until recently. He was always slow to send things like invoices and I've been repeatedly asking him for invoices from March and May- I still don't have them. I know this was my mistake for not getting them before sending the money he requested (he'd done a couple rehabs for me before and it wasn't an issue). 

He placed a tenant into my first property starting July 1 and the PM told me he was going to set me up in his new portal. I still haven't gotten the link for the new portal so I can't see the lease for the tenant and I haven't seen any money come in for August rent (PM get full first months rent so I wouldn't have gotten anything for July).

In June my PM found me an off market deal and his contracting business is doing the rehab (which he's done for me before). I was supposed to be getting weekly updates/ pictures and the project is supposed to end October 31. He was supposed to ask for a draw at the end of July and hasn't.

Recently I've been sending an email every other day for the invoices and link to the portal. It's like he doesn't hear me. Of course, I'm also asking for updates to the project and he keeps telling me he'll call me with an update. I have no idea why he won't just sent the invoices and link since they're easy to take care of. I still have no clue what's happening at my project- I know people don't work for free so I'm sure it's going nowhere. 

Obviously, I can't have this kind of relationship with my PM (we had developed a friendly relationship and I have no idea what happened). He recently had a death in the family and is irritated that I won't give him time for to deal with that, but this has been a problem for long before the death and now he won't return my texts or answer my phone calls. 

I feel like I'm being help hostage because I don't have the lease for my only tenant and he's the contractor on my project. I'm new to the area so I don't know any other contractors. 

I'm so deep in this that I can't see it clearly so please tell me what you would do in this situation. I can easily replace him as PM on my first property, but how do I get him to give me the lease? And how do I replace him on my project? I have a private lender that's paying for the rehab and Shaker Heights has my money in escrow. I've heard how hard it is to find a good contractor, so how do I find one?

Help! I feel so stupid for getting into this situation.

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Ryan Arth
Developer · Cleveland / Akron, OH · Member since 2008 · 922 posts · 399 votes
2y

In my opinion you should move on. Relieve them of the management duty, as they are not representing you properly. You don't have August rent and its the 28th. If they don't provide the lease, the tenant should have a copy. If they do not, have the new manager draft a new lease with the tenant. There are multiple points of failure here.

On your rehab, if you haven't been asked for a draw then he hasn't done the work. I would guess if you went there you would see its sitting. 

You can separate the PM and contracting issue, but it looks like they aren't doing anything on either. And you may burn the bridge if you fire them from PM to where they don't do the rehab work anymore. If you could salvage that, fine, but it looks like they are stringing that along. 

Don't beat yourself up, but fix the problem. You will be happier on the other side. Owning rentals from afar isn't always easy, and rehabbing is even harder. Invest a few hours into trying to find a replacement and you should have a good start towards righting the ship.

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  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Cosette Trantow:

    Hello everyone. I'm new to owning rentals, I have 2 duplexes (Newburgh Heights and Shaker Heights)

    I had a very good relationship with my property manager until recently. He was always slow to send things like invoices and I've been repeatedly asking him for invoices from March and May- I still don't have them. I know this was my mistake for not getting them before sending the money he requested (he'd done a couple rehabs for me before and it wasn't an issue). 

    He placed a tenant into my first property starting July 1 and the PM told me he was going to set me up in his new portal. I still haven't gotten the link for the new portal so I can't see the lease for the tenant and I haven't seen any money come in for August rent (PM get full first months rent so I wouldn't have gotten anything for July).

    In June my PM found me an off market deal and his contracting business is doing the rehab (which he's done for me before). I was supposed to be getting weekly updates/ pictures and the project is supposed to end October 31. He was supposed to ask for a draw at the end of July and hasn't.

    Recently I've been sending an email every other day for the invoices and link to the portal. It's like he doesn't hear me. Of course, I'm also asking for updates to the project and he keeps telling me he'll call me with an update. I have no idea why he won't just sent the invoices and link since they're easy to take care of. I still have no clue what's happening at my project- I know people don't work for free so I'm sure it's going nowhere. 

    Obviously, I can't have this kind of relationship with my PM (we had developed a friendly relationship and I have no idea what happened). He recently had a death in the family and is irritated that I won't give him time for to deal with that, but this has been a problem for long before the death and now he won't return my texts or answer my phone calls. 

    I feel like I'm being help hostage because I don't have the lease for my only tenant and he's the contractor on my project. I'm new to the area so I don't know any other contractors. 

    I'm so deep in this that I can't see it clearly so please tell me what you would do in this situation. I can easily replace him as PM on my first property, but how do I get him to give me the lease? And how do I replace him on my project? I have a private lender that's paying for the rehab and Shaker Heights has my money in escrow. I've heard how hard it is to find a good contractor, so how do I find one?

    Help! I feel so stupid for getting into this situation.

     I know them all happy to help .

    1Reply
  • Cosette TrantowPro Member
    OP
    Phoenix, AZ · Member since 2018 · 80 posts · 28 votes
    2y

    @Bob S. Thank you. What would you do in this situation? Just fire him and find a property manager that can handle both the 1st rental and the rehab on property 2? 

    2Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Cosette Trantow:

    @Bob S. Thank you. What would you do in this situation? Just fire him and find a property manager that can handle both the 1st rental and the rehab on property 2? 


     Its all about the numbers, if they are doing the reno for a fair price ( do you know what a fair price is? ) then keep them. 

    1Reply
  • Ryan Arth
    Developer · Cleveland / Akron, OH · Member since 2008 · 922 posts · 399 votes
    2y

    In my opinion you should move on. Relieve them of the management duty, as they are not representing you properly. You don't have August rent and its the 28th. If they don't provide the lease, the tenant should have a copy. If they do not, have the new manager draft a new lease with the tenant. There are multiple points of failure here.

    On your rehab, if you haven't been asked for a draw then he hasn't done the work. I would guess if you went there you would see its sitting. 

    You can separate the PM and contracting issue, but it looks like they aren't doing anything on either. And you may burn the bridge if you fire them from PM to where they don't do the rehab work anymore. If you could salvage that, fine, but it looks like they are stringing that along. 

    Don't beat yourself up, but fix the problem. You will be happier on the other side. Owning rentals from afar isn't always easy, and rehabbing is even harder. Invest a few hours into trying to find a replacement and you should have a good start towards righting the ship.

    5Reply
  • Rick Pozos
    Wholesaler, Rehabber and Landlord · San Antonio, TX · Member since 2014 · 2k+ posts · 2k+ votes
    2y

    I would definitely get on a plane and visit. If phone calls and emails are not working, get a hold of his broker and set up a meeting for all involved. If he is the broker, go higher. Show up to see his face when he tells you what he tells you.

    3Reply
  • Ryan Arth
    Developer · Cleveland / Akron, OH · Member since 2008 · 922 posts · 399 votes
    2y
    Quote from @Cosette Trantow:

    @Bob S. Thank you. What would you do in this situation? Just fire him and find a property manager that can handle both the 1st rental and the rehab on property 2? 


     Depending on the extent of the rehab on property 2 it would make sense to have that completed by a contractor before handing it over to the new PM. That PM may refer a contractor though, but definitely do your DD on them. 

    As Rick mentioned, which is not what any OOS investor ever wants to hear, but being present is probably going to be helpful at some point in this process. Best to prepare before doing so, so that you can meet with (or terminate) your existing PM, view your rehab, and meet with the new PM(s) and contractor(s) before finalizing things and heading back out. 

    Anything can be handled remotely, but it is easier to be present, even if just for a couple of days.

    1Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Rick Pozos:

    I would definitely get on a plane and visit. If phone calls and emails are not working, get a hold of his broker and set up a meeting for all involved. If he is the broker, go higher. Show up to see his face when he tells you what he tells you.


     No reason to spend thousands. All she needs is someone that knows what they are doing to take care of it for her. I have lived OOS for 10 years and fly in maybe on avg twice a year and thats just to " take care " of my guys. 

    1Reply
  • Cosette TrantowPro Member
    OP
    Phoenix, AZ · Member since 2018 · 80 posts · 28 votes
    2y
    Quote from @Rick Pozos:

    I would definitely get on a plane and visit. If phone calls and emails are not working, get a hold of his broker and set up a meeting for all involved. If he is the broker, go higher. Show up to see his face when he tells you what he tells you.


     I'm not sure what you mean by his "broker". I was just up there in June and everything was fine, I don't want to go up there again just to find out I'm right and he hasn't done anything for me. He still hasn't talked to me in a week. I've been calling, texting, and emailing and I haven't gotten a response.

    1Reply
  • Cosette TrantowPro Member
    OP
    Phoenix, AZ · Member since 2018 · 80 posts · 28 votes
    2y
    Quote from @Bob S.:
    Quote from @Cosette Trantow:

    @Bob S. Thank you. What would you do in this situation? Just fire him and find a property manager that can handle both the 1st rental and the rehab on property 2? 


     Its all about the numbers, if they are doing the reno for a fair price ( do you know what a fair price is? ) then keep them. 


     I'm not sure what a fair price is, but if they aren't doing anything and it's sitting even though it's supposed to be done at the end of October, it's going to cost me more money anyway. 

    1Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Cosette Trantow:
    Quote from @Bob S.:
    Quote from @Cosette Trantow:

    @Bob S. Thank you. What would you do in this situation? Just fire him and find a property manager that can handle both the 1st rental and the rehab on property 2? 


     Its all about the numbers, if they are doing the reno for a fair price ( do you know what a fair price is? ) then keep them. 


     I'm not sure what a fair price is, but if they aren't doing anything and it's sitting even though it's supposed to be done at the end of October, it's going to cost me more money anyway. 

    why would it take two months? How big of a reno is it? MUST be total tear down and rebuild, Happy to connect you with guys that I use for 10 years. We just completed a reno and are doing a full one now, starting a rental turn tomorrow. 

    1Reply
  • Cosette TrantowPro Member
    OP
    Phoenix, AZ · Member since 2018 · 80 posts · 28 votes
    2y
    Quote from @Bob S.:
    Quote from @Cosette Trantow:
    Quote from @Bob S.:
    Quote from @Cosette Trantow:

    @Bob S. Thank you. What would you do in this situation? Just fire him and find a property manager that can handle both the 1st rental and the rehab on property 2? 


     Its all about the numbers, if they are doing the reno for a fair price ( do you know what a fair price is? ) then keep them. 


     I'm not sure what a fair price is, but if they aren't doing anything and it's sitting even though it's supposed to be done at the end of October, it's going to cost me more money anyway. 

    why would it take two months? How big of a reno is it? MUST be total tear down and rebuild, Happy to connect you with guys that I use for 10 years 

     It's supposed to take 120 days. A lot of that time is used up already. I gave them their initial start money and then didn't hear anything about the project. No updates or pictures. The contract went into effect on June 21st. It's not a tear down, but everything needs to be redone including heating from boilers.

    I'd love to be connected with your guys.

    0Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    2y
    Quote from @Cosette Trantow:

    I suspect you already know the answer but don't want to be the bad guy. Find a new PM, then fire the existing PM and transfer everything over immediately. I would even demand he stop work on the renovation so you can put it in the hands of someone that understands the importance of communication, fiduciary responsibility, etc.

    Remember: cheaper doesn't mean you'll make more money.

    Start by going to www.narpm.org to search their directory of managers. These are professionals with additional training and a stricter code of ethics. It's no guarantee but it's a good place to start. You can also search Google and read reviews. Try interviewing at least three managers.

    1. Ask how many units they manage and how much experience they have. Feel free to inquire about their staff qualifications if it's a larger organization.

    2. Review their management agreement. Make sure it explicitly explains the process for termination if you are unhappy with their services, especially if they violate the terms of your agreement.

    3. Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers. It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees. Fees should be clearly stated in writing, easy to understand, and justifiable. Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more. If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee. Don't be afraid to negotiate, particularly if you have a lot of rentals.

    4. Review their lease agreement and addenda. Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.

    5. Don't just read the lease! Ask the manager to explain their process for dealing with maintenance, late rent, evictions, turnover, etc. If they are professional, they can explain this quickly and easily. If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.

    6. Ask to speak with some of their current owners and current/former tenants. You can also check their reviews online at Google, Facebook, or Yelp. Just remember: most negative reviews are written by problematic tenants. A tenant complaining online might indicate that the property manager handled them appropriately, so be sure to ask the manager for their side of the story.

    7. Look at their marketing strategy. Are they doing everything possible to expose properties to the broadest possible market? Are their listings detailed with good-quality photos? Can they prove how long it takes to rent a vacant property?

    This isn't inclusive but should give you a good start. If you have specific questions about property management, I'll be happy to help!

    The DIY Landlord Book4.7248 Reviews
    WebsiteView Page
    1Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Cosette Trantow:
    Quote from @Bob S.:
    Quote from @Cosette Trantow:
    Quote from @Bob S.:
    Quote from @Cosette Trantow:

    @Bob S. Thank you. What would you do in this situation? Just fire him and find a property manager that can handle both the 1st rental and the rehab on property 2? 


     Its all about the numbers, if they are doing the reno for a fair price ( do you know what a fair price is? ) then keep them. 


     I'm not sure what a fair price is, but if they aren't doing anything and it's sitting even though it's supposed to be done at the end of October, it's going to cost me more money anyway. 

    why would it take two months? How big of a reno is it? MUST be total tear down and rebuild, Happy to connect you with guys that I use for 10 years 

     It's supposed to take 120 days. A lot of that time is used up already. I gave them their initial start money and then didn't hear anything about the project. No updates or pictures. The contract went into effect on June 21st. It's not a tear down, but everything needs to be redone including heating from boilers.

    I'd love to be connected with your guys.

     Normally when the contractor disappears this means they are in jail for not paying child support. I know that sounds crazy, but this has been my experience over 10 years doing business there. Again, 120-day reno MUST BE HUGE, Furnace is ONE DAY, unless have to re-run all ducked work.. 

    1Reply
  • Cosette TrantowPro Member
    OP
    Phoenix, AZ · Member since 2018 · 80 posts · 28 votes
    2y

    @Nathan Gesner

    Thank you for that detailed response. You're right, I don't want to be the bad guy. I also don't want any big repercussions from firing him either so I want to tread carefully.

    I'll definitely transfer to new management, I'm just not sure if I should have contractors finish the rehab separately and then transfer that into the management company as well. I'm a little intimidated to choose my own crew, but it might work out for the best. 

    I really REALLY appreciate your detailed response, it brought up things I hadn't thought about. I appreciate you taking the time to respond.

    1Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Cosette Trantow:

    @Nathan Gesner

    Thank you for that detailed response. You're right, I don't want to be the bad guy. I also don't want any big repercussions from firing him either so I want to tread carefully.

    I'll definitely transfer to new management, I'm just not sure if I should have contractors finish the rehab separately and then transfer that into the management company as well. I'm a little intimidated to choose my own crew, but it might work out for the best. 

    I really REALLY appreciate your detailed response, it brought up things I hadn't thought about. I appreciate you taking the time to respond.

     You canNOT choose your own crew" How ?  This too in 90% of the cases also end badly.  I am not speculating. Repercussing from firing him? How? He did not do what he was hire to do, move on . You are working much to hard ,,, 

    1Reply
  • Brian Kloft
    Investor · Arizona & Oregon Coast · Member since 2023 · 128 posts · 113 votes
    2y

    @Cosette Trantow Sounds like you are getting some good info from some experienced people. I would talk to some of the referrals that Bob offered to send you. Start talking to contractors and property managers. Within a week you should know who you want to go with and if your current pm has not started communicating with you again then move on. If you know anyone in the area have them drive by the place and see if they can tell if any work has been done. This even could be an existing tenant that you have, if you know them at all. 

    It looks like you live in Phoenix. I am in North Phoenix so if you want to meet up to discuss things or something, please feel free to reach out. I have been doing pm for more than 20 years. Although I know next to nothing about Ohio, which is where it looks like your properties are located. 

    2Reply
  • Cosette TrantowPro Member
    OP
    Phoenix, AZ · Member since 2018 · 80 posts · 28 votes
    2y
    Quote from @Brian Kloft:

    @Cosette Trantow Sounds like you are getting some good info from some experienced people. I would talk to some of the referrals that Bob offered to send you. Start talking to contractors and property managers. Within a week you should know who you want to go with and if your current pm has not started communicating with you again then move on. If you know anyone in the area have them drive by the place and see if they can tell if any work has been done. This even could be an existing tenant that you have, if you know them at all. 

    It looks like you live in Phoenix. I am in North Phoenix so if you want to meet up to discuss things or something, please feel free to reach out. I have been doing pm for more than 20 years. Although I know next to nothing about Ohio, which is where it looks like your properties are located. 


     Thank you Brian. Do you do PM here in Phoenix? I want to get a property or two here in the future so it would be good to know a local manager.

    1Reply
  • Brian Kloft
    Investor · Arizona & Oregon Coast · Member since 2023 · 128 posts · 113 votes
    2y
    Quote from @Cosette Trantow:
    Quote from @Brian Kloft:

    @Cosette Trantow Sounds like you are getting some good info from some experienced people. I would talk to some of the referrals that Bob offered to send you. Start talking to contractors and property managers. Within a week you should know who you want to go with and if your current pm has not started communicating with you again then move on. If you know anyone in the area have them drive by the place and see if they can tell if any work has been done. This even could be an existing tenant that you have, if you know them at all. 

    It looks like you live in Phoenix. I am in North Phoenix so if you want to meet up to discuss things or something, please feel free to reach out. I have been doing pm for more than 20 years. Although I know next to nothing about Ohio, which is where it looks like your properties are located. 


     Thank you Brian. Do you do PM here in Phoenix? I want to get a property or two here in the future so it would be good to know a local manager.


     Yes I do.

    1Reply
  • Gayle Eisner
    Investor · Monterey, CA · Member since 2014 · 174 posts · 55 votes
    2y

    Maybe not all property management companies are hard to deal with but I have had 2 and both were very incompetent.  My advice is, since you only have 2 properties, do hands on management, get a feel for neighborhood, rental market and save money by DIY.  Good Luck to You!

    0Reply
  • Cameron GreenPro Member
    Real Estate Agent · Cleveland, OH · Member since 2023 · 73 posts · 46 votes
    2y

    Hi Cosette,

    I’m sorry to hear about the difficulties you’re facing with your property manager. Navigating these challenges can definitely be stressful, especially when you’re new to owning rentals. Here’s a structured approach to help you resolve the situation:

    1. Document Everything

    First and foremost, keep a detailed record of all communications with your property manager. This includes emails, texts, and any written correspondence. This documentation will be important if you need to escalate the situation or seek legal advice.

    2. Formal Request for Lease and Documents

    Draft a formal written request for the lease, invoices, and portal access. Make sure to:

    • Specify the items you need (e.g., lease agreement, invoices from March and May, link to the new portal).
    • Set a clear deadline for when you need these items.
    • Send this request via email and certified mail to ensure it’s received and documented.

    3. Seek Legal Advice

    If your property manager does not comply with your request, consider consulting with a real estate attorney. They can provide guidance on your legal rights and help you draft a formal demand letter if necessary.

    4. Replace the Property Manager

    Since you’re replacing the property manager, start by:

    • Finding New Property Managers: Look for local property management companies with good reviews and credentials. Online platforms and local real estate investment groups can be great resources for recommendations.
    • Interviewing Candidates: When you find potential property managers, interview them to ensure they meet your expectations and can handle both property management and contracting oversight.
    [email protected]216-644-9728
    0Reply
  • Cosette TrantowPro Member
    OP
    Phoenix, AZ · Member since 2018 · 80 posts · 28 votes
    2y

    @Cameron Green

    Thank you for the detailed response. This is what I was thinking needed to be done already so it's nice to have someone else verify that I'm on the right path (for the most part). I've sent him numerous emails specifying what I want and I now have a bunch of unanswered texts asking about what's going on. 

    I just found out last night that he's out of the office for a while (there was a death in his family) and he never said anything to me about it or set it up so that his office manager can get me the things I need and I have no idea who he has working on the rehab. 

    I really liked the guy and I don't want to cut him loose, but this is business. 

    I saw on your profile that you manage your own properties, how do you do that? Do you think it's something that I can do as an out of state investor?

    0Reply
  • Cosette TrantowPro Member
    OP
    Phoenix, AZ · Member since 2018 · 80 posts · 28 votes
    2y

    @Gayle Eisner

    Thank you for the idea Gayle. I've thought of trying to manage on my own, but I'm out of state and I would have no clue how to manage a rehab.

    0Reply
  • Patience EchemPro Member
    Member since 2024 · 68 posts · 50 votes
    2y

    It is possible he is resisting you because you are sending lots of reminders. If he recently lost someone in his family, he may not be in a mental space to process what you need. Depending on the nature of the relationship he had with the deceased, he may actually find it offensive that all you care at this point is your rental. 

    As someone already suggested. Going for a visit will tell you what you need and how to proceed. It maybe that he is looking for you to find someone to relieve him of that responsibility. For some grieving takes a l-o-n-g time. Sorry you got cut up in someone else's grief. 

    0Reply
  • Cosette TrantowPro Member
    OP
    Phoenix, AZ · Member since 2018 · 80 posts · 28 votes
    2y
    Quote from @Patience Echem:

    It is possible he is resisting you because you are sending lots of reminders. If he recently lost someone in his family, he may not be in a mental space to process what you need. Depending on the nature of the relationship he had with the deceased, he may actually find it offensive that all you care at this point is your rental. 

    As someone already suggested. Going for a visit will tell you what you need and how to proceed. It maybe that he is looking for you to find someone to relieve him of that responsibility. For some grieving takes a l-o-n-g time. Sorry you got cut up in someone else's grief. 


     I jut found out he's been scamming a lot of people. Taking their money and then not sending pictures or invoices. I'm not even likely to believe that there was a death in the family. But if there was, there's no reason he couldn't have had his office manager send me the invoices/ link and other people working on the property could've sent pictures and updates. Plus, these issues started LONG before the death. 

    0Reply
  • Bob S.
    Real Estate Consultant · Cleveland · Member since 2020 · 6k+ posts · 3k+ votes
    2y
    Quote from @Cosette Trantow:

    Hello everyone. I'm new to owning rentals, I have 2 duplexes (Newburgh Heights and Shaker Heights)

    I had a very good relationship with my property manager until recently. He was always slow to send things like invoices and I've been repeatedly asking him for invoices from March and May- I still don't have them. I know this was my mistake for not getting them before sending the money he requested (he'd done a couple rehabs for me before and it wasn't an issue). 

    He placed a tenant into my first property starting July 1 and the PM told me he was going to set me up in his new portal. I still haven't gotten the link for the new portal so I can't see the lease for the tenant and I haven't seen any money come in for August rent (PM get full first months rent so I wouldn't have gotten anything for July).

    In June my PM found me an off market deal and his contracting business is doing the rehab (which he's done for me before). I was supposed to be getting weekly updates/ pictures and the project is supposed to end October 31. He was supposed to ask for a draw at the end of July and hasn't.

    Recently I've been sending an email every other day for the invoices and link to the portal. It's like he doesn't hear me. Of course, I'm also asking for updates to the project and he keeps telling me he'll call me with an update. I have no idea why he won't just sent the invoices and link since they're easy to take care of. I still have no clue what's happening at my project- I know people don't work for free so I'm sure it's going nowhere. 

    Obviously, I can't have this kind of relationship with my PM (we had developed a friendly relationship and I have no idea what happened). He recently had a death in the family and is irritated that I won't give him time for to deal with that, but this has been a problem for long before the death and now he won't return my texts or answer my phone calls. 

    I feel like I'm being help hostage because I don't have the lease for my only tenant and he's the contractor on my project. I'm new to the area so I don't know any other contractors. 

    I'm so deep in this that I can't see it clearly so please tell me what you would do in this situation. I can easily replace him as PM on my first property, but how do I get him to give me the lease? And how do I replace him on my project? I have a private lender that's paying for the rehab and Shaker Heights has my money in escrow. I've heard how hard it is to find a good contractor, so how do I find one?

    Help! I feel so stupid for getting into this situation.


     Did you get it all resolved ?

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