My PM supervised all work ..

.) - no key/lock box, maintenance not finished, utilities not onNo system for ensuring that maintenance was completed as requested (other than resident calling them a week or two later to complain)Late monthly settlement of balance due to the ownerImproper screening of residents leading to lease breaks and abnormal turnoverIncreasing rents without consulting the owner (yes, that actually happened on 8 of my units)Lack of contractor depth leading to maintenance delays, downtime on turns and higher costsLonger vacancy period during resident transitionsNot showing units quickly when contactedNot refreshing adsNot having a good pulse on market rental rates or small items that could help a unit rent faster or for moreGrowing pains that many small businesses faceInexperienced staff with little or no supervision (owner too busy)No system/process to sell renters insuranceNot actively working with a collection agencyOut of all of these, the biggest challenges are/were (1) improper management of contractors and maintenance (2) basic rent collection and systems/processes around due dates and (3) improper screening.The two PMs I used were very hard working and honest people...just lacked proper processes and people.  

I have been involved with some agents that shouldn't have a license and I went to their broker and instisted that agent be supervised or assisted in that offer, just cut them out.

@Haider ZamanProperty Manager Job Purpose: Maintains property rentals by advertising and filling vacancies; negotiating and enforcing leases; maintaining and securing premises.Property Manager Job Duties:Establishes rental rate by surveying local rental rates; calculating overhead costs, depreciation, taxes, and profit goals.Attracts tenants by advertising vacancies; obtaining referrals from current tenants; explaining advantages of location and services; showing units.Contracts with tenants by negotiating leases; collecting security deposit.Accomplishes financial objectives by collecting rents; paying bills; forecasting requirements; preparing an annual budget; scheduling expenditures; analyzing variances; initiating corrective action.Maintains property by investigating and resolving tenant complaints; enforcing rules of occupancy; inspecting vacant units and completing repairs; planning renovations; contracting with landscaping and snow removal servicesMaintains building systems by contracting for maintenance services; supervising repairs.Secures property by contracting with security patrol service; installing and maintaining security devices; establishing and enforcing precautionary policies and procedures; responding to emergencies.Enforces occupancy policies and procedures by confronting violators.Prepares reports by collecting, analyzing, and summarizing data and trends.Updates job knowledge by participating in educational opportunities; reading professional publications; maintaining personal networks; participating in professional organizations.Accomplishes organization goals by accepting ownership for accomplishing new and different requests; exploring opportunities to add value to job accomplishments.

I have Dayton investors/referrals from my CPA connections looking to buy a few A+ properties next year and use me to manage their properties for them.My Question relates to Ohio law requiring PM companies to either be a RE Agent or be "working under the supervision of a broker and whose compensation for service is primarily on a salaried or hourly basis".

Denise,If you're going hard money on a turn around project, it will require the owner-operators supervision to keep your GC and management true. 1.

@Jamal Parker Downpayment can be anywhere from 10% to 40%. 20% is about average.If you can partner with private money lenders, you can work out 100% financing: they put up the money, you find the deal, supervise construction and sell it.Also hard money lenders will usually be negotiable after you have done successfully a few deals with them.

The broker supervises the licensees, and as such the licensed agents have to abide by their broker's rules and determinations.

You may start out initially with receiving faxes and then progress to limited and supervised access to the MLS during non-work hours.

Lastly, be careful in the Operating Agreement so as not to create an employee relationship with you supervising or requiring when or how work is to be performed, such can triger tax problems, workmens comp and withholdings.You might try to put it together yourself, but really, it's your business and I'd suggest you pass everything by an attorney to have it blessed with legal water....good luck