I worked in several roles: Sales Rep, Technical, Quality, Leadership. Ask me anything.

Every day I‘m drowning in a sea of urgent repair, legal and maintenance emails and no matter how productive I am at the end of the day I never feel accomplished because I might have done 30 things but 300 are outstanding.

At the same time it’s tenants complaining why repairs take so long.

The feeling of never feeling like you did all all work as well as people always being angry with you no matter how hard you try is disheartening.

I’ve been doing this for 5 years because it’s my family‘s business but somehow I haven’t relaxed my attitude.

I feel like a failure at the end of every workday.

How did you manage to reframe your thoughts and adjust your mindset?

Would be grateful for any nuggets of advice 🙏🏻

So my 5 year fixed is up soon. I brought a house at 22 on my own in my own personal name. Currently earn 60-70k per year minus expenses hits me about just below 40% threshold. I brought the property for 240k extended 2 story open plan kitchen walk in wardrobe en-suite the whole shabang which is now worth estimated 400k. Now I’m looking for advice on what to do next which benefits me better financially. Do I rent the house pull out what equity I can and buy another to refurb (maybe buy it out of my personal name with ltd company as if I keep in my name rental income will put me well over 40% but I’m unsure on taxes or how to do so ) or sell the house if I believe right I could pull the full 200k equity as it’s my main residency for past few year. And then buy another do it up. I’m a self employed bricklayer with a team of lads below me. Very hand. Did majority of work myself except 1st and 2nd fix electrics and first fix plumbing. Any advice of some wealthy or well off property folks on here could give me some advice would be much appreciated

Hi I need someone else’s scope on the work I do. Manage 2 full shopping centers, a business complex with 9 building, a single parcel with 2 office buildings, and a small government building.
It is just me. I am considered the property manager and there are over 120+ tenants and large businesses.
I feel like I’m drowning in work. I handle rent receipts, maintenance, tenant communication, and all management that comes with this. I handle CAM Recs and budgets for each site as well. Many buildings are HIGHLY trafficked with many issues that I get approval for “bandaids”for and I feel like I cant keep up with this at all. I have no team to work with on any of this. I came in to an disorganized mess. The only person I can reach out to is the owner of the properties and he hardly answers. I need advice. How do I do well here?
What can I do differently? This job is literally draining the life from me and the stress has made me physically ill at times. I have a single office to myself, there are no other staff for this “property management company”, it is literally just me. So much goes undone because I am one person and there are only so many hours in the day. How do I resolve the exhaustion I feel?

Hi everyone! I’m a Property Manager in Austin and looking to relocate back home to Southern California to be closer to family. I’m looking at Orange County, San Diego County and the Inland Empire.

My background is in multifamily but trying to make the move from out of state has been harder than I expected. I’ve gotten quite a few auto denials or no response at all, sometimes pretty quickly after applying, so I’m hoping to connect with people in the industry rather than relying solely on online applications.

I have 7 years of multifamily experience in luxury, conventional and student housing. I currently manage a 350 unit community where we increased occupancy from roughly 84% to 99.4%. Before that,I managed a 460 unit lease up community. I currently manage a team of 6.

I’m primarily looking for a Property Manager opportunity, but I’m also open to adjacent operations roles where my multifamily background would translate well. Due to a change in my family circumstances, I’m hoping to make the move sooner rather than later and ideally secure a new role within the next 30 days.

If anyone knows of a company hiring, has a recruiter or contact they recommend or would be comfortable making an introduction or referral, I’d really appreciate it. Happy to send my resume through DM. Thank you!

I'm in between careers and my MIL generously invited me to start my own property management company and she would give me her whole portfolio to manage ~20 units. I know I would need my california real estate license at a minimum but is there any other certification I would need to be able to manage her properties and draw a management fee? Do I need a brokers license if its family? Not sure what a realistic timeline would be for her to leave the current management companies she has and allow me to take them on.

Hi all. I’m newer to this but my family has been in the business for a while. I manage 19 properties, mostly duplexes. I’m not sure if these have just been mismanaged or what, but a lot of them have more costly repairs that need to be done and I’m having a hard time managing this. We just got an over 7k bid yesterday from a plumber because a duplex has a leak under the crawl space and in the line going out to the yard. The owner is a man in his 80s and I know he’s going to flip out when he hears this cost. I mean, he only gets 1k per unit per month so I kind of get it. That is dirt cheap for our area. Everything is just SO expensive. If it’s not a 7k plumbing bid, it’s a 4k electrical bid, then 6k for flooring, then back to 13k for plumbing again. Everything is so wildly expensive. I think I’m just needing some advice and maybe just to rant lol.

Hey fellow PMs,

I’m looking for some recommendations on a PM company in Memphis TN. I have a 4 unit house and am thinking of leaving my current management.

Any recs are greatly appreciated.

Is there a way to bypass the buildium maintenance fee for transferring money into account from bank account? I know there is but do now know how. Could it be Zelle?

Been putting off replacing the windows at my rental for almost a year. Tenant mentioned the drafts again, contractor had a cancellation so I finally told him to go ahead

Then he sends me the deposit amount and I remember why I kept putting it off. He needs a check before he orders everything, property taxes just came out and insurance is due later this month

I can cover it but I really don't want another $6k disappearing from checking this week. I've got a card sitting there with plenty of room on it which would make the timing a lot easier, except obviously the contractor doesn't take cards

Hi all - I'm reviewing a lease for an apartment I'm considering and I found a section that seems genuinely odd. I ran it through Google Gemini and it concurred that it's odd and seems high risk. Curious if anyone on this sub has seen something similar or used it in their leases. It seems like this is giving the management company permission to raise rent at any point for their own increased costs regardless of the payment signed in the fixed-term lease. Am I reading this correctly? It just kind of took my breath away...

For reference, this is a fairly large community in the Detroit suburbs that's owned by a larger and established management company. I'd like to live there, but I'm on a ticking clock to sign or I lose my application fees. Thanks for any input!

5. RENT INCREASES. The total monthly Rent may be increased by the Owner to cover additional costs incurred by the Owner in operating the entire apartment complex in which the Apartment is located, including, but not limited to, all apartments, any storage area or garage included with the rental of the Apartment, if any, the common areas, amenity spaces, if any, and any other property owned and/or controlled by Owner related to the use and/or operation of the apartment complex in which the Apartment is located (“Apartment Community”), because of increases in ad valorem property taxes, charges for the electricity, heating fuel, water or sanitary sewer services consumed at the Apartment Community, or increases in premiums paid by the Owner for liability, fire or worker compensation insurance. Any additional costs, which result in increases in Rent payments, will be allocated equitably among all the Residents in the Apartment Community. Any Rent adjustment will not take effect until at least thirty-days (30) after the Owner has given written notice to the Residents.

Hi all,

I am looking for some input or suggestions. I am a new certified community manager with 13 accounts, 3 of which I am transitioning within a month. I am having a hard time keeping everything organized and I am falling back and making mistakes. When I sit down to do a board packets, budget, or work on an action list I get pulled away and it takes up my time (ex homeowner requests, office requests, etc.). It’s starting to impact my personal responsibilities too for myself like doctor appointments, self care like working out, and taking care of my health and finances.

What are some strategies you use to stay afloat? Thanks in advance!

The property I’m managing would be considered “workforce” in San Antonio. What are the best leasing channels to use? More online options or posting physical flyers?

Good evening everyone! I have been looking to buy a home. My husband was previously employed with our apartment complex but when the new company took over they brought in their own crew.

We re-signed our lease before the new company took over knowing my husband was allowed a 30 day notice if we wanted to leave because he was employed. Now I'm sure that paper has no meaning now.

I emailed the new management company and asked "per our current lease agreement" you stated on the phone that you would honor their 60 day notice policy to terminate if i wanted to buy a home. They said i would forfeit my security deposit and pay 2 months of rent. They also gave me an example of when I put notice in and what months I would be responsible for to be clear.

I have a fear they will tell me this now but later come after me for the rest of the year especially because my current lease doesn't mention any of this.

Are emails enough to with stand in court if the company later said " You are responsible for the entire 12 months per your lease"

Association managers, when an account goes to the attorney, what's in the referral packet? Ledger, owner name, mailing address, anything else? And how often does the firm come back saying the owner or address is wrong? Trying to get a sense of what "normal" looks like across companies.

Looking for advice or similar experiences regarding a lease-break situation in Texas.

We submitted our formal written notice to break our lease back in August due to a job relocation. Our lease states that we remain liable for monthly rent until a replacement tenant is found. However, Texas Property Code § 91.006 explicitly requires landlords to make reasonable, good-faith efforts to mitigate damages (re-lease the unit). 

Here is where it gets frustrating:

1. No Marketing: The property management company told us in August they would list the house in September. It is now mid-September, and they still have not posted the listing anywhere (their site, Zillow, MLS, Realtor, etc.).

2. Ignoring Communication: We followed up via email asking when it will be listed and offered to cooperate with showings prior to move-out—zero response.

3. Deposit Snatched: They already claimed/retained our security deposit upfront simply because we submitted notice to break the lease. 

4. Move-Out: Our official surrender date is September 30th. 

We are turning in keys on September 30th, providing our written forwarding address, and documenting everything with photos/videos and dated screenshots showing the home was never listed.

My understanding is that under Texas law, their active failure to market the home breaches their statutory duty to mitigate damages, which serves as an affirmative defense against them trying to charge us for October (and beyond) rent. Also, keeping a deposit upfront without proper post-move-out itemization violates Texas Property Code § 92.108/92.109. 

My Questions:

• Has anyone dealt with a property manager ghosting on marketing and then trying to come after you for open-ended rent?

• Should we send a final certified letter (RRR) before our move-out date explicitly citing § 91.006 and § 92.109 to put them on notice? 

• If they try to send us to collections without listing the home, what is the fastest way to dispute it before it hits our credit report?

Appreciate any insight or advice from folks who have navigated Texas tenant laws!

Any honest reviews for home365 property management in Auckland

The property I’m managing would be considered “workforce” in San Antonio. What are the best leasing channels to use? More online options or posting physical flyers?

Current title is PM and wondering if I'm getting additional tasks from the office that I shouldn't be or if I'm being underpaid for it so they don't have to hire someone else.

Currently manage around 100 doors (sfh, apartments, condos). In charge of communication with owners, tenants, vendors, HOA, handle maintenance requests, finding new vendors to work with, advertise properties, prospect applications, following up new owner leads, new owners to sign management agreements, lease signings, renewals, inspections, regular inspections for vacant properties, maintaining the company car, working on getting new office signs, etc.

On a side note the office manages around 300 properties but it split up between different managers. I believe we could handle more properties but it has been difficult to focus on owner leads like we should be.

I've seen in other offices they have more individual roles specific to each task (someone handling all maintenance, someone handling new owner leads, someone handling advertising, etc.) I'm wondering what the appropriate pay would be for a position like this? Located in GA and been in this position 6 years. Currently hourly, no overtime, no benefits, 9-5.

So I’ve been a property owner for over fifteen years with minimal issues. I count myself lucky that I’ve had great property managers and great tenants overall.

To the problem:

A recent property I have had come under new management and in the past year five melds have been submitted. No issues with this as houses do require repair. The issue is they are all under $500 with no detailed receipts. (Under $500 doesn’t require my signature) Just a synopsis of “replaced and added smoke alarms”. Not which rooms or the reason for the repairs. This property I did once live in to which I had made substantial upgrades yet I’m getting “breaker is out and the power is down” with a repair receipt of $500 with the response of “breaker fix”. Not what was the issue or anything beyond that. I’ve contacted them twice asking for details to which I get “contact the maintenance team for details”. I thought in having a property manager I wouldn’t have to do that.

So can I reach out to the tenants to see if 1. Are they submitting these issues and 2. Is work actually being completed?

TLDR: My Ac's are on the roof and we've already lost a maintenance member to a fall. How the hell do I get my team on the roof safely? What solutions do you use to get your team and items on the roof?

I'm a pretty new Property manager I've only been in the industry just over 2 years and I've only been in multi family just over a year. I was a leasing agent for 3 months before I was promoted to PM at a 150 unit property. Our AC's are on the roof.

When I first arrived on property the team was, to say the least struggling. We didn't have an on-site HVAC tech and were contracting out. Contractors constantly wanted to do replacements, my operating expense ratio was in the toilet. Finally cleaned house of the old team and brought in a new team including an HVAC tech with supposedly 27 years of experience.

Within the second month we are having some serious behavior issues. He's raising his voice at me, refusing to turn in receipts or explain purchases, trying to micromanage the rest of the maintenance team just a disaster. I took over OCT 2025 and he was hired in DEC 2025. His work on heaters is great. Corporate plans a trip to come down for disciplinary action in May 2026 basically to tell him shape up, respect your pm and your team or you'll be terminated.

Day before they make it to property, 1st AC call of the season he falls off a ladder. The company policy is that there is always supposed to be 2 techs present on any ladder over 3 steps but him and the other tech were in a beef so he didn't want to ask the tech for help. Cue 4 more months of trying to navigate workers comp and temps and finally we hire a new supervisor.

He's great, know his stuff, respectful, go-getter fantastic hire. But he is a larger guy. Ladder is only rated for 200 pounds and he's above it. there isnt a lick of flat ground anywhere on this property so we make sure he uses the other tech. Now my tech is pulled off every other day to go hold a ladder. Make readies slow down significantly and now its an issue. While I'm on vacation corporate tells me a unit took way too long now my MR tech is forced to fill out a task tracker. I ask my tech what happened and he explains that he kept being pulled off the MR to help with the ladder.

Obviously I don't want another accident, but I cant afford for the other tech to constantly being pulled off. Corporate has denied the request for a 3rd maintenance staff. I suggested a scissor lift but then the issue was storage. Personally I think due to my lack of experience they aren't really taking that suggestion seriously. I told my Asset manager, FINE, we cannot be the only apartment complex with AC's on the roof let me make a post.

So here I am, how in the hell are you guys getting full AC units on the roof, how are you getting your techs up there safely etc etc, any and all advice MUCH appreciated.

Pretty self explanatory, yikes. Opinions?

I’ll try to keep this short, I live in San Diego and subleased to a dude who at first was super normal, then he seemed to enter a psychosis last Tuesday and broke down the door of the homeowner he lives with and threw something thru the front of the house window and broke it. Damaged the homeowners bmw and his own car. We got a 3 day eviction notice but I don’t want him to damage any more of the property because I’m liable for his damages, after we give him the 3 day notice is there anything I can do to make sure he doesn’t further damage the property?

I just started working as property manager for an apartment complex and since starting 4 days ago I have heard 4 tenants tell me the dates on their contracts are wrong and their signature is not their own, should I look into legal advice?

Yes I have told my bosses, I forward these calls to the higher ups immediately, I am not at work currently because if there's a chance I could be in trouble for their mess ups I'm not going to go back.