First time out of state investment sfh

Cleveland, Ohio
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First time out of state investment sfh

Kevin Day
Member since 2025 · 18 posts · 21 votes

I am looking to buy a sfh to rent in Cleveland area. I am going to have it professionally managed. 
I am from California and will be doing everything remotely/virtually. One of the properties I am looking at does not have appliances, does anyone know the best way to get these installed since I’m not there? Does property management do this?


Which made me think of another question, if I buy a home from out of state and I am not present, where do the keys go?😂

How soon after purchasing does property management start working for you, do they assist getting these installed since home completely rent ready?

Another question, when having an inspection done before purchasing does that normally include a lead safe risk assessment/inspection?


Thanks for any answers. I have a million questions and am tired of YouTube and singular opinions. 

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James Wise
Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes
1y
Quote from @Kevin Day:

I am looking to buy a sfh to rent in Cleveland area. I am going to have it professionally managed. 
I am from California and will be doing everything remotely/virtually. One of the properties I am looking at does not have appliances, does anyone know the best way to get these installed since I’m not there? Does property management do this?


Which made me think of another question, if I buy a home from out of state and I am not present, where do the keys go?😂

How soon after purchasing does property management start working for you, do they assist getting these installed since home completely rent ready?

Another question, when having an inspection done before purchasing does that normally include a lead safe risk assessment/inspection?


Thanks for any answers. I have a million questions and am tired of YouTube and singular opinions. 


Obviously I can't speak on how everyone does everything, but this is how we do things when we work with out of state investors here in Cleveland.


 I am from California and will be doing everything remotely/virtually. One of the properties I am looking at does not have appliances, does anyone know the best way to get these installed since I’m not there? Does property management do this?

You don't always need to provide tenants appliances, but when it makes sense to do so, we handle this for investors during the rent ready renovations.

Which made me think of another question, if I buy a home from out of state and I am not present, where do the keys go?😂

When we work with investors we handle the acquisition representation and then transition that into the management and rehab, so we would handle this for an investor client. FYI you seem overly concerned about keys. Keys are pretty irrelevant. If the house is vacant you'd wanna change the locks as soon as you bought it. If it's tenant occupied it's not super important to have a copy of said keys right away anyways. Also worth noting that anyone with a drill can change a lock in like 10 min.

___


How soon after purchasing does property management start working for you, do they assist getting these installed since home completely rent ready? 

As soon as you pay the money. 

___


Another question, when having an inspection done before purchasing does that normally include a lead safe risk assessment/inspection?\

No. General home inspections and inspectors are totally different from the lead risk assessors. Also note that the lead risk assessments are a city of Cleveland thing. This is not done in all of the neighboring suburbs. This is a new law created by that woke wang of a Mayor Justin Bibb. It's also a law that has been changing regularly since it was implemented a few years ago. It can be a cluster F at times.

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  • Arman AhmedPro Member
    Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 953 votes
    1y

    @Kevin Day

    Great questions, Kevin — this is exactly the type of stuff out-of-state investors run into. Property managers usually handle appliances, key exchanges, and making a home “rent ready,” either directly or by coordinating with vendors. Some buyers even include a small budget for that in their initial setup costs. Inspections typically cover the basics (roof, foundation, mechanicals, etc.), but a lead-safe inspection is usually separate, especially in older cities like Cleveland where many homes were built before 1978. It’s smart to ask for that upfront if you’re targeting rentals in those areas.

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    1Reply
  • Kevin Day
    OP
    Member since 2025 · 18 posts · 21 votes
    1y

    Thank you very much. So sounds like once I go in to contract properly management would start getting involved?

    Any recommendations for lead safe inspections? Is it possible to get home inspection and lead safe inspection done at same time by sane company? Rough estimate on cost of each?

    Thanks again. 

    0Reply
    • Jared Lichtin
      Contractor · Cleveland, OH · Member since 2014 · 317 posts · 181 votes
      1y
      Quote from @Kevin Day:

      Thank you very much. So sounds like once I go in to contract properly management would start getting involved?

      Any recommendations for lead safe inspections? Is it possible to get home inspection and lead safe inspection done at same time by sane company? Rough estimate on cost of each?

      Thanks again. 


       Hey Kevin I own a roofing company in Cleveland if you ever need me to look at a roof for you.

      0Reply
    • Kevin Day
      OP
      Member since 2025 · 18 posts · 21 votes
      1y
      Quote from @Jared Lichtin:
      Quote from @Kevin Day:

      Thank you very much. So sounds like once I go in to contract properly management would start getting involved?

      Any recommendations for lead safe inspections? Is it possible to get home inspection and lead safe inspection done at same time by sane company? Rough estimate on cost of each?

      Thanks again. 


       Hey Kevin I own a roofing company in Cleveland if you ever need me to look at a roof for you.


       Will do. Thanks for introducing yourself. 

      0Reply
    • Rob HowardPro Member
      Knoxville TN, USA · Member since 2023 · 62 posts · 42 votes
      1y

      @Kevin Day I'm not sure about Cleveland per se - but I would have a conversation with the management company to incorporate language in rental agreements saying you DON'T have in-depth lead information - even if you do the inspections - if you're doing tests, a few feet from where you did the test could have led exposure. At the very least you need a disclaimer. 

      0Reply
    • James Wise
      Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes
      1y
      Quote from @Rob Howard:

      @Kevin Day I'm not sure about Cleveland per se - but I would have a conversation with the management company to incorporate language in rental agreements saying you DON'T have in-depth lead information - even if you do the inspections - if you're doing tests, a few feet from where you did the test could have led exposure. At the very least you need a disclaimer. 


       Don't be going rogue and incorporating anything on your own about lead into any contracts and leases. There are both Cleveland and Ohio specific lead forms that are required by law.

      0Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    1y

    @Kevin Day who told you that you need to supply appliances?

    What's common for the neighborhood you'll be buying in?

    EXAMPLE: In Metro Detroit, majority of tenants expect appliances for Class A & B rentals. 
    While most Class C tenants supply their own appliances.

    Highly recommend you start interviewing PMCs BEFORE you buy and get their input on a property before you submit an offer. Their feedback will probably save you from buying a nonperforming property.

    [email protected]248-209-6824
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    • Kevin Day
      OP
      Member since 2025 · 18 posts · 21 votes
      1y
      Quote from @Drew Sygit:

      @Kevin Day who told you that you need to supply appliances?

      What's common for the neighborhood you'll be buying in?

      EXAMPLE: In Metro Detroit, majority of tenants expect appliances for Class A & B rentals. 
      While most Class C tenants supply their own appliances.

      Highly recommend you start interviewing PMCs BEFORE you buy and get their input on a property before you submit an offer. Their feedback will probably save you from buying a nonperforming property.

      Thanks Drew. I’m not certain on appliances, I will circle back to that with PMC. I did ask them about all properties I’m looking at. The one I’m putting an offer on they did a rent analysis and said they’d be happy to manage the property. Thank you for saying that about appliances, I’m going to ask for sure. 

      0Reply
  • Corby GoadeBusiness Member
    Investor · Boise, ID · Member since 2014 · 3k+ posts · 3k+ votes
    1y

    Welcome to BP and congrats and making some moves!

    You'll need a reliable, honest team who is willing to go above and beyond for you. Not very easy to find. It's not clear to me where you are in the process, but the first step should be connecting with a very experienced and investment savvy agent. I'd suggest you work with someone who has multiple properties in that same market and is closing at least 25 transactions per year. 

    From there, they can help you with upgrades, rehab, appliances, keys, etc. Your agent should be well connected with a couple full service property managers who can either perform those duties for you or work with your agent to get you what you need. 

    Services and quality vary wildly with agents and PMs, so don't settle- it could literally cost you tens, maybe hundreds of thousands of dollars. Find a crew that is interested in seeing you win, not just getting themselves paid. 

    Best of luck!

    0Reply
  • Nadeem Alamgir
    Real Estate Agent · Member since 2023 · 831 posts · 577 votes
    1y

    1. Yes, property management does that.

    2. Property management picks up leases, keys, and anything else worth handing over after closing.

    3. You should ideally reach out to property management before getting under contract, but most investors end up finding someone during the contract period. They can start working for you immediately after you close.

    4. Most general home inspectors don't include lead safe risk assessment or inspection. You would need to hire someone else for that unless the inspector offers that service.

    0Reply
    • Kevin Day
      OP
      Member since 2025 · 18 posts · 21 votes
      1y
      Quote from @Nadeem Alamgir:

      1. Yes, property management does that.

      2. Property management picks up leases, keys, and anything else worth handing over after closing.

      3. You should ideally reach out to property management before getting under contract, but most investors end up finding someone during the contract period. They can start working for you immediately after you close.

      4. Most general home inspectors don't include lead safe risk assessment or inspection. You would need to hire someone else for that unless the inspector offers that service.

       Thank you. Great answers. 
      I have reached out to a couple pms and always send properties to them first for rent estimates and to make sure they will manage the property. 

      In your opinion for inspections is it better to get them done separately or together? Recommend anyone for lead in Cleveland area (Garfield Heights)?

      Thank you. 

      1Reply
    • James Wise
      Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes
      1y
      Quote from @Kevin Day:
      Quote from @Nadeem Alamgir:

      1. Yes, property management does that.

      2. Property management picks up leases, keys, and anything else worth handing over after closing.

      3. You should ideally reach out to property management before getting under contract, but most investors end up finding someone during the contract period. They can start working for you immediately after you close.

      4. Most general home inspectors don't include lead safe risk assessment or inspection. You would need to hire someone else for that unless the inspector offers that service.

       Thank you. Great answers. 
      I have reached out to a couple pms and always send properties to them first for rent estimates and to make sure they will manage the property. 

      In your opinion for inspections is it better to get them done separately or together? Recommend anyone for lead in Cleveland area (Garfield Heights)?

      Thank you. 


       You don't need to do any lead risk assessments if you buy a property in Garfield Heights. That is specific to the city of Cleveland.

      0Reply
  • Nadeem Alamgir
    Real Estate Agent · Member since 2023 · 831 posts · 577 votes
    1y

    @Kevin Day

    Most inspectors don’t do lead safe risk assessments since it requires separate licensing. You’d typically hire a licensed lead risk assessor for that. I can recommend someone in Garfield Heights. Love that pocket. 

     

    0Reply
  • James Wise
    Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes
    1y
    Quote from @Kevin Day:

    I am looking to buy a sfh to rent in Cleveland area. I am going to have it professionally managed. 
    I am from California and will be doing everything remotely/virtually. One of the properties I am looking at does not have appliances, does anyone know the best way to get these installed since I’m not there? Does property management do this?


    Which made me think of another question, if I buy a home from out of state and I am not present, where do the keys go?😂

    How soon after purchasing does property management start working for you, do they assist getting these installed since home completely rent ready?

    Another question, when having an inspection done before purchasing does that normally include a lead safe risk assessment/inspection?


    Thanks for any answers. I have a million questions and am tired of YouTube and singular opinions. 


     Good lord this thread is filled with more thirsty dudes than a Bonnie Blue shoot.

    0Reply
  • Kevin Day
    OP
    Member since 2025 · 18 posts · 21 votes
    1y

    @Nadeem Alamgir


    who do you recommend for lead risk assessment?

    0Reply
  • James Wise
    Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes
    1y
    Quote from @Kevin Day:

    I am looking to buy a sfh to rent in Cleveland area. I am going to have it professionally managed. 
    I am from California and will be doing everything remotely/virtually. One of the properties I am looking at does not have appliances, does anyone know the best way to get these installed since I’m not there? Does property management do this?


    Which made me think of another question, if I buy a home from out of state and I am not present, where do the keys go?😂

    How soon after purchasing does property management start working for you, do they assist getting these installed since home completely rent ready?

    Another question, when having an inspection done before purchasing does that normally include a lead safe risk assessment/inspection?


    Thanks for any answers. I have a million questions and am tired of YouTube and singular opinions. 


    Obviously I can't speak on how everyone does everything, but this is how we do things when we work with out of state investors here in Cleveland.


     I am from California and will be doing everything remotely/virtually. One of the properties I am looking at does not have appliances, does anyone know the best way to get these installed since I’m not there? Does property management do this?

    You don't always need to provide tenants appliances, but when it makes sense to do so, we handle this for investors during the rent ready renovations.

    Which made me think of another question, if I buy a home from out of state and I am not present, where do the keys go?😂

    When we work with investors we handle the acquisition representation and then transition that into the management and rehab, so we would handle this for an investor client. FYI you seem overly concerned about keys. Keys are pretty irrelevant. If the house is vacant you'd wanna change the locks as soon as you bought it. If it's tenant occupied it's not super important to have a copy of said keys right away anyways. Also worth noting that anyone with a drill can change a lock in like 10 min.

    ___


    How soon after purchasing does property management start working for you, do they assist getting these installed since home completely rent ready?     

    As soon as you pay the money. 

    ___


    Another question, when having an inspection done before purchasing does that normally include a lead safe risk assessment/inspection?\

    No. General home inspections and inspectors are totally different from the lead risk assessors. Also note that the lead risk assessments are a city of Cleveland thing. This is not done in all of the neighboring suburbs. This is a new law created by that woke wang of a Mayor Justin Bibb. It's also a law that has been changing regularly since it was implemented a few years ago. It can be a cluster F at times.

    2Reply
  • Nicholas L.Pro Member
    Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
    1y

    @Kevin Day

    hello.  have you been to the neighborhood you're looking to buy in, in person?  i would make sure you go out there to see the property in person, and also come out in person for closing.  it's a major investment... what reason is there not to?

    i would also make sure your expectations are calibrated accordingly.  a lot of folks think they're going to buy a home run deal by picking something on Zillow, and then start "cash flowing" several hundred dollars a month right away.  this is a total myth.  it's expensive just to transact, and then there are going to be repairs even if it's rent ready, and then your furnace or dishwasher is going to break and need to be fixed.

    here are some examples of when, again, expectations were not set.


    https://www.biggerpockets.com/forums/48/topics/1242392-rough...

    https://www.biggerpockets.com/forums/48/topics/1137397-balti...

    https://www.biggerpockets.com/forums/432/topics/1231840-sell...

    https://www.biggerpockets.com/forums/311/topics/840134-memph...

    https://www.biggerpockets.com/forums/963/topics/1195280-expe...

    hope this helps

    0Reply
  • Joseph TadresPro Member
    Real Estate Agent · Columbus, OH · Member since 2025 · 184 posts · 179 votes
    1y

    Hello Kevin,

    From my experience with out-of-state investors in Cleveland, hire your property manager before closing. They can handle keys, set up a lockbox, and arrange appliance delivery/installation so the place is rent-ready fast.

    0Reply
  • Gladimir Lobo
    Real Estate Broker · Cleveland, OH · Member since 2023 · 220 posts · 84 votes
    1y

    Welcome to the LAND first timer.

    Usually, your realtor grabs the keys from the owner or listing agent for you. If you need appliances installed, property management can help coordinate the delivery and setup.

    Property management (a good one) will actually let you know if you even need appliances, depending on your plans or budget.

    Property management gets to work as soon as you sign the agreement and pay any fees due.

    Lead-safe risk assessment isn’t the same as a regular home inspection. You can do both, but they cover different things. If you’re working with a realtor and based on your list of questions it doesn’t sound like they know their b-hole from their elbow crease.

    Might be another case of an investor friendly realtor just winging it and LEAVING YOU HOLDING THE BAG! We just took over management of two duplexes for a CA investor. Reach out if you want to learn how investor agent proactively manages properties.

    0Reply
  • Kate Sanchez
    Member since 2025 · 248 posts · 101 votes
    1y

    @Kevin Day  PMs usually handle keys & appliances once hired. Lead tests are separate. You’re asking the right Qs - good luck on your first out of state deal!

    0Reply
  • Clare PitcherBusiness Member
    Property Manager · Milwaukee, WI · Member since 2024 · 162 posts · 97 votes
    1y

    Connect your realtor and your management company! The realtor can drop the keys after closing then your management company will take it from there! They will help make the unit rent ready, give their suggestions, and coordinate any other items needed. 

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  • Min ZhangBusiness Member
    Real Estate Agent · Member since 2022 · 1k+ posts · 1k+ votes
    1y

    Great questions, Kevin! For appliances, usually your property manager can handle ordering and installing them through their vendor network, or you can order online and have delivery/install scheduled directly to the house. Keys are typically either kept by your property manager or placed in a lockbox on site so vendors and new tenants can access as needed.

    Property management usually starts working as soon as you close and give them the green light and often they’ll help coordinate things like appliances, cleaning, and small repairs to make the place rent ready. As for inspections, the standard home inspection doesn’t include a lead risk assessment unless you specifically order it as an add-on.

    Just curious, are you leaning toward turnkey rentals or more light value-add projects?

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    • Kevin Day
      OP
      Member since 2025 · 18 posts · 21 votes
      1y

      @Min Zhang 

      Thank you. It's my first property so leaning hard towards turn key. 

      0Reply
  • Jimmy LieuBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
    1y
    Quote from @Kevin Day:

    I am looking to buy a sfh to rent in Cleveland area. I am going to have it professionally managed. 
    I am from California and will be doing everything remotely/virtually. One of the properties I am looking at does not have appliances, does anyone know the best way to get these installed since I’m not there? Does property management do this?


    Which made me think of another question, if I buy a home from out of state and I am not present, where do the keys go?😂

    How soon after purchasing does property management start working for you, do they assist getting these installed since home completely rent ready?

    Another question, when having an inspection done before purchasing does that normally include a lead safe risk assessment/inspection?


    Thanks for any answers. I have a million questions and am tired of YouTube and singular opinions. 

    Great questions and you’re not alone—most out-of-state investors run into the same ones early on. In most cases, your property manager can coordinate things like appliances, handyman work, and getting the house fully rent-ready, so you don’t need to worry about being there in person—they’ll usually have vendors they trust. When you close on a property, the title company or realtor will typically provide the keys to your PM so they can take over right away, and if you line them up before closing they can usually step in immediately after the sale to handle any prep work. As for inspections, the standard home inspection typically won’t include a lead-safe assessment unless you order it separately, which can be worth it in older housing markets. Since you mentioned Cleveland, I’d also encourage you to take a look at Columbus, Ohio—very similar affordability but with stronger long-term fundamentals like rapid population growth, big employers moving in (Intel, Amazon, Google, Honda, Microsoft, etc.), and still plenty of properties in the $120–180K range that hit the 1% rule and cash flow with professional management. Happy to connect and answer any questions you have!

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    • James Wise
      Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes
      1y
      Quote from @Jimmy Lieu:
      Quote from @Kevin Day:

      I am looking to buy a sfh to rent in Cleveland area. I am going to have it professionally managed. 
      I am from California and will be doing everything remotely/virtually. One of the properties I am looking at does not have appliances, does anyone know the best way to get these installed since I’m not there? Does property management do this?


      Which made me think of another question, if I buy a home from out of state and I am not present, where do the keys go?😂

      How soon after purchasing does property management start working for you, do they assist getting these installed since home completely rent ready?

      Another question, when having an inspection done before purchasing does that normally include a lead safe risk assessment/inspection?


      Thanks for any answers. I have a million questions and am tired of YouTube and singular opinions. 

      Great questions and you’re not alone—most out-of-state investors run into the same ones early on. In most cases, your property manager can coordinate things like appliances, handyman work, and getting the house fully rent-ready, so you don’t need to worry about being there in person—they’ll usually have vendors they trust. When you close on a property, the title company or realtor will typically provide the keys to your PM so they can take over right away, and if you line them up before closing they can usually step in immediately after the sale to handle any prep work. As for inspections, the standard home inspection typically won’t include a lead-safe assessment unless you order it separately, which can be worth it in older housing markets. Since you mentioned Cleveland, I’d also encourage you to take a look at Columbus, Ohio—very similar affordability but with stronger long-term fundamentals like rapid population growth, big employers moving in (Intel, Amazon, Google, Honda, Microsoft, etc.), and still plenty of properties in the $120–180K range that hit the 1% rule and cash flow with professional management. Happy to connect and answer any questions you have!


      0Reply
  • Elealeh Fulmaran
    Specialist · Member since 2025 · 483 posts · 270 votes
    1y

    Yes, your PM can handle all of that if you pick the right one. Ask them to source, deliver, and install appliances using their vendor network, send photo/video proof, and add the cost to your owner ledger. For keys, have title or your agent place a lockbox at closing, then PM rekeys and controls all sets. Sign the PM agreement to start before closing so they can line up rent‑ready work, utilities, and marketing day one. In Cleveland, add a lead disclosure and ask your inspector about lead testing; a general inspection won’t automatically include a lead risk assessment, so order it separately if the home is older. You’ve got this.

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