All Forum Posts by: Jonathan Small

I invest in Valdosta and I second the information in this report.  I also like to look at the largest 3-5 property manager available rental inventory.  Based on my research the 5 largest property managers in Valdosta manage over 3700 properties.  There are a total of 19 vacancies when you go to their website.  As a landlord, that is a great number to see.

Let's me put numbers to it: Bought a STR for $400K, 20% down, 8% DSCR loan. PITI = $2,935/month. Gross rents = $5,500. After expenses, net = $1,500. Vs. long-term rental: $400K, 7% loan, PITI = $2,660, rent = $3,200, net = $400. Risk vs. stability—what's your move?

i would say both are in decent appreciating markets.

Considering a rate buydown on a DSCR loan? Let's break it down:

Loan: $300,000

Base Rate: 8% (P&I: $2,201)

Buydown: 1 point ($3,000) lowers rate to 7.75% (P&I: $2,145)

Monthly Savings: $56

Break-even: ~54 months

Holding long-term? Worth it. Selling/refinancing soon? Skip it!

@Ashish Acharya what ball park number coet would you put on each rental they add to a portfolio?  For example if one partner added a long-term rental in one party completed a rehab and flip, please properties we need to be filed. What add cost should they expect?

@Robert Spiegel It’s great you’re thinking about this! For cleaning, it really depends on the condition of the property when the tenant moves out. Typically, it’s reasonable to deduct for things like deep cleaning if the place was left pretty dirty. However, normal wear and tear (like some dust or minor carpet stains) shouldn’t count.

It’s always a good idea to take photos and keep a record of the condition before the tenant moves in and after they move out. That way, you have clear evidence if there’s ever a dispute.

The the PM open to you talking to the cleaners so you can understand the scope of the job?

In the end, just make sure the deductions are fair and in line with what’s stated in the lease.

That sounds frustrating! First, I’d ask for a detailed breakdown of the make-ready costs. Sometimes property managers mark up materials or labor without fully explaining it. It’s worth getting clarity on what each charge is for.

Do you have pictures and videos of the property before it was rented?

If you feel the costs are still too high, consider getting quotes from other vendors for the same work. It’s also good to check whether your manager has a preferred contractor, as they might be inflating charges.

What do you think about getting an inspection to make sure there are no other needed repairs?

Having a solid relationship with your property manager is key, but you also want to make sure you're not being overcharged. Hopefully, you can find a middle ground!

Managing your property manager effectively is all about communication and setting clear expectations. For maintenance requests, make sure you establish guidelines on spending limits. For example, they can handle anything under a set amount (e.g., $200) without approval, but anything above that requires your go-ahead.

How do you plan on validating that the work is done?

Regular check-ins are also helpful—maybe monthly or quarterly—to review maintenance issues and how they’re being handled. It’s a good way to stay in the loop without micromanaging.

What type of communication are you expecting from the PM?

Lastly, keep an open line of communication with your manager so they feel comfortable bringing up concerns or bigger repairs. It’s all about teamwork!

@Lisa Oliver Finding good plumbers and handymen can take some trial and error, but it’s worth the effort. Start by asking for recommendations from local real estate groups, Facebook community pages, or other landlords in the area—they’re often the best source.

What do you think about getting a good referral from a good property manager?

I also like to check reviews on platforms like Yelp, Google, or even Angi (formerly Angie’s List). Once you narrow it down, start with small jobs to test their reliability and quality before giving them bigger projects.

Building a solid network takes time, but having dependable people on call is a lifesaver for your rentals. Good l

uck!

@Yooni Choi Self-managing out-of-state properties is totally doable with the right systems in place. First, find reliable local vendors—plumbers, handymen, etc.—so you’re not scrambling during emergencies. Building relationships with them early is key.

For tenant communication and rent collection, tools like Buildium or Avail can make life easier. Also, set clear expectations with tenants upfront so they know how to handle issues like maintenance requests.

How do you plan on finding all your contractors?

If you can, visit the property occasionally to check on things. If not, consider hiring a part-time property manager for boots-on-the-ground support while you handle the rest remotely.

How do you plan on keeping eyes on your property?

Good luck—you got this!

@Desiree Board Congrats on starting your long-term rental journey! My best advice is to focus on the numbers—cash flow, expenses, and your return on investment. Make sure you fully understand the market you’re investing in, including rental demand, property values, and local landlord-tenant laws.

Building a good team early on is also key. A solid property manager, realtor, and contractor can save you a ton of headaches down the road. And don’t skip the due diligence—inspect everything and plan for unexpected costs.

Take it one step at a time, and you’ll do great. Good luck, and keep us updated!