You manage the headache of guests and communication, cleaning, etc. and he provides the property, but shares in the expenses and profits.

Quote from @Neeta Agrawal: For context, we gave the tenant a 60-day notice for non upkeep and no repair communication in 2023 and then extended it for 30 days upon his realtor's request, setting the move-out for May 31, 2023.

Hours spent watching podcasts and communicating on BP do not count.

Even when we manage to reach a working voicemail,owners often assume we are just another "we buy land" serviceoffering far below market value.Given thesechallenges, we are eager to learn the most effective strategies for locatingpotential sellers and establishing a professional, trustworthy connection thatencourages serious consideration of our offers.Telephone/voicemail is informal, hence casual, hence “we aren’t putting much effort into this.”

https://www.biggerpockets.com/forums/93/topics/1224328-new-l...here is a thread I just did on Oregons new law that takes effect July 1 2025.

I think communication seems to be the issue here especially with your comment on how the PM is unresponsive.

The PMS around here are pretty terrible, I've worked with a lot of the larger ones in Cleveland and I think they just take on more properties than they can effectively handle and don't hire enough additional employees to make it work. 

We have our own design team, contractors, and real estate agency under one roof, which saves time, cuts costs, and improves communication across projects.

For instance, structuring investments through a European company that acts as the buyer of the properties and handles renovations could be an effective solution.

The free marketing is not effective in a competitive market neither is the marketing strategy.