All Forum Posts by: Bryant Xavier

Welcome! It’s great to see you taking the next step into multi-family investing. With your handyman skills and experience managing a rental, you’re already ahead of the game.

College Station is a fantastic market to consider—Texas A&M creates a steady demand for both student and long-term rentals, and there are solid multi-family opportunities here. However, it’s important to be aware of HOA restrictions and city regulations on rentals, as they can impact your investment strategy. I can help you navigate those details to ensure you’re looking at properties with strong cash flow potential.

Since you’re in Conroe, we can also compare opportunities there versus College Station to find the best fit for your goals. I’m a local real estate agent and property manager with experience in this market—let’s connect and find the right investment for you!

@Cole Dobbs 

Great points! I completely understand the hesitation about paying a recurring fee when many of the biggest value-adds—pricing strategy, design, and preventative maintenance—are front-loaded efforts. Whether it’s worth thousands per month really comes down to two factors: how much value a property manager adds on an ongoing basis and what your time is worth.

Ongoing Value vs. Upfront Work

While things like pricing strategy and listing optimization are initially set up, they do require consistent monitoring and adjustments. A strong property manager should:

• Continuously adjust dynamic pricing (sometimes daily) based on demand, local events, and market trends.

• Monitor performance metrics and adjust listing descriptions, photos, and policies based on guest feedback and data.

• Handle guest issues efficiently, especially last-minute problems that could impact reviews.

• Manage turnovers and quality control, ensuring standards remain high without you having to check in constantly.

If a PM isn’t actively doing these things and is just collecting a fee, then yes, it’s hard to justify paying thousands a month. But if they’re increasing your revenue by 20%-30% while reducing your involvement, that changes the equation.

What’s Your Time Worth?

If you’re managing yourself and optimizing well, you keep that extra 20%-40%. But as you scale, your time might be better spent acquiring more properties or focusing on higher-level investments rather than handling daily operations.

North Houston Market Insight

That’s a great market with strong demand, so hands-on local expertise is definitely a big advantage. If you decide to self-manage, you’re in a good position to succeed, especially with the right tech and team in place.

Would love to hear more about your goals—are you planning to scale quickly, or are you focused on just a couple of high-performing properties for now?

Great points! I completely understand the hesitation about paying a recurring fee when many of the biggest value-adds—pricing strategy, design, and preventative maintenance—are front-loaded efforts. Whether it’s worth thousands per month really comes down to two factors: how much value a property manager adds on an ongoing basis and what your time is worth.

Ongoing Value vs. Upfront Work

While things like pricing strategy and listing optimization are initially set up, they do require consistent monitoring and adjustments. A strong property manager should:

• Continuously adjust dynamic pricing (sometimes daily) based on demand, local events, and market trends.

• Monitor performance metrics and adjust listing descriptions, photos, and policies based on guest feedback and data.

• Handle guest issues efficiently, especially last-minute problems that could impact reviews.

• Manage turnovers and quality control, ensuring standards remain high without you having to check in constantly.

If a PM isn’t actively doing these things and is just collecting a fee, then yes, it’s hard to justify paying thousands a month. But if they’re increasing your revenue by 20%-30% while reducing your involvement, that changes the equation.

What’s Your Time Worth?

If you’re managing yourself and optimizing well, you keep that extra 20%-40%. But as you scale, your time might be better spent acquiring more properties or focusing on higher-level investments rather than handling daily operations.

North Houston Market Insight

That’s a great market with strong demand, so hands-on local expertise is definitely a big advantage. If you decide to self-manage, you’re in a good position to succeed, especially with the right tech and team in place.

Would love to hear more about your goals—are you planning to scale quickly, or are you focused on just a couple of high-performing properties for now?

Cole,

Great questions! As someone who has been managing short-term rentals for six years, I can tell you that whether a property manager is worth the 20%-40% fee depends on your goals, experience, and the systems you have in place.

Since you mentioned that you have the time to manage guest relations, a trusted cleaning crew, and reliable maintenance contacts, you already have a strong foundation for self-management. A good property manager should add value beyond just handling guests—they should optimize pricing, boost occupancy, streamline operations, and protect your asset.

Is it worth 20%-40% of revenue?

• At the lower end (20%), it might be worthwhile if they’re truly hands-off and maximizing revenue.

• At the higher end (30-40%), you’d expect a more full-service experience, including dynamic pricing, design recommendations, preventative maintenance, and potentially even guest acquisition beyond Airbnb/VRBO.

• If you have multiple properties or scale quickly, a PM can free up your time, but many investors opt to self-manage and automate instead.

Do property managers increase STR performance?

• A great PM can improve occupancy and revenue with smart pricing, SEO-optimized listings, and experience-driven strategies. However, nationwide firms can be hit-or-miss—some use generic pricing models and lack the local expertise that an engaged owner or boutique management company might bring.

• If you’re using tools like PriceLabs, Hospitable, or OwnerRez, you can handle a lot of these optimizations yourself without giving up a big revenue cut.

Biggest frustrations with property managers?

• Lack of transparency or control over pricing and expenses.

• Hidden fees or nickel-and-diming for basic maintenance.

• Poor communication or slow response times.

• A “one-size-fits-all” approach that doesn’t maximize a property’s unique potential.

Biggest frustrations with self-managing?

• Guest issues at inconvenient times (though with solid automation, this is manageable).

• Finding and keeping high-quality cleaners.

• Staying on top of dynamic pricing and marketing.

If you’re just starting out and have the time, I’d recommend self-managing at least your first couple of properties. You’ll gain valuable experience, keep more revenue, and learn firsthand what aspects of management you might eventually want to outsource.

Would love to hear what market you’re in—some locations benefit more from hands-on local expertise than others!

Great question! If STRs are banned in your area after you’ve invested in a high-end property, you still have several options to generate rental income:

1. Mid-Term Rentals (MTRs): Target traveling professionals, corporate clients, or insurance-displaced families who need furnished housing for 30+ days. Platforms like Furnished Finder and corporate leasing strategies can help.

2. Traditional Long-Term Rental (LTR): If the numbers still work, pivot to a standard 12-month lease. You may need to adjust pricing and amenities to attract long-term tenants.

3. Luxury Corporate Housing: Market the property to executives, film production teams, or medical professionals needing upscale accommodations.

4. Event Space Rental: If zoning allows, repurpose the property for weddings, retreats, or high-end gatherings, especially if it has unique features.

5. Owner-Occupied Rental (House Hack): If feasible, move in and rent out a portion of the home under local rules (e.g., renting rooms or an ADU).

6. Sell or 1031 Exchange: If the property is no longer viable as a rental, you could sell and reinvest in a STR-friendly market through a 1031 exchange to defer capital gains taxes.

The key is to have multiple exit strategies before investing. Research local regulations and keep an eye on trends to minimize risk! 

Joseph,

If you want to self-manage and avoid the 20%+ management fee, the key is building a strong local team. Here’s how you can find reliable vendors on Amelia Island:

1. Cleaning Crew – Look for local STR-focused cleaners on Facebook groups, Thumbtack, or Turno (formerly TurnoverBnB). Having a backup cleaner is crucial.

2. Maintenance & Handyman Services – Ask for recommendations in local real estate or STR groups. TaskRabbit and Angie’s List can help, but ideally, you’ll want someone reliable on call.

3. Restocking & Guest Support – If you don’t want to handle this remotely, consider a co-host or local assistant. Some cleaners may offer restocking as an add-on.

4. Automated Systems – Use smart locks, noise monitors, and messaging automation to minimize hands-on involvement.

5. Local Networking – Connecting with other self-managing hosts in the area can lead to referrals and insider tips.

Self-managing can save money, but it requires effort upfront to find the right team. If that sounds overwhelming, a smaller, local property manager with lower fees than Vacasa might be a good middle ground. Let me know if you have any questions!

Happy to connect! Investor and realtor located in the CS / Bryan, Tx. Area right down the road from you 

I run a short-term rental management company, and we’ve explored the idea of expanding into the Livingston area. While we’re not currently managing properties there, we’re always open to new opportunities and would be happy to help if you need management support.

For cleaning rates, it varies by property size and market demand, but typically, STR turnovers range from $75–$150 for a standard 2-3 bedroom home. Some cleaners charge a flat rate per job, while others charge per hour ($25–$40/hr).

For an on-call handyman, expect $50–$100 per visit, depending on the job. Some handymen offer a retainer or monthly service for ongoing maintenance.

When interviewing cleaners, ask:

• Do you have experience with short-term rental turnovers?

• How do you handle last-minute requests or guest issues?

• Do you provide inventory restocking (toiletries, paper goods, etc.)?

• Can you provide references from other STR owners?

For a handyman:

• What types of repairs do you specialize in?

• How quickly can you typically respond to urgent issues?

• Do you have experience with rental properties?

• Do you offer a service retainer or contract for ongoing work?

If you need help with vendor connections or are interested in management services, feel free to reach out—I’d love to chat!

Hey Jennifer! Are you located in Stephenville or CS? 

I hear you on the property taxes and insurance—those can definitely eat into margins in Texas. That said, College Station’s long-term rental numbers are strong, especially with Texas A&M’s continuous growth driving demand for student, faculty, and corporate housing. It’s one of the reasons I like this market—there’s flexibility to pivot between STR and LTR depending on what works best