What size complex would have an on-site manager?

Question

My wife and I are looking to manage an apartment complex as live-in managers, but I'm not sure where to look.  I've responded to job posts on Craigslist and next week I plan to start contacting apartment complexes and asking if they have on-site managers.  What size complexes should we be looking for?

I also plan on going to the AZREIA and announcing our interest at the 'haves and wants' session.  Do you think it would be worth it to contact property management companies or commercial brokers?  I'm about to take the state/national exam tomorrow to get my AZ license, should I just try and work for a management company or stay independent?

Any other advice or people I should reach out to here on BP?

Brian Burke · Answer

In California, anything larger than 15 units is required to have an "on-site representative".  This doesn't necessarily mean a full-time manager, however, it could just be a designated tenant that handles minor maintenance calls.  This would vary from state to state and I don't know what the law says, if anything, in AZ.

I have complexes in Texas as small as 54 units and all have on-site staff including managers and maintenance, and larger ones over 100 units have assistant managers and assistant maintenance.

If legal requirements don't dictate, then it is up to the owner to decide the level of service they wish to provide their tenants.  Some choose to have little to no staff (and you can tell from across the street), while other owners choose to have more staff than they really need.

You could call around to apartment complexes looking for work, but the person likely to answer the phone is the one currently holding the job you want.  That might be an awkward conversation.  You might get better mileage by calling large Multifamily management companies.  If you want to manage a smaller complex, look in the help wanted ads and Craigslist or call smaller management companies.  These jobs typically pay little to nothing but you get free rent in exchange for services, or perhaps free rent plus some pay if the workload supports it.

Roy N. · Answer

I suppose that's all relative to location.  I too am bilingual, but doubt it would help me much on the left coast ;)

Karen Margrave · Answer

Richard Low Don't sell yourself short, it seems that your experience is a good foundation. Being bi-lingual is a huge benefit.

In areas with good tourism, etc., you might want to look at Bed and Breakfast managers.Good luck!

Richard Low · Answer

Karen Margrave to be honest, not the best but it's better than nothing.  I was the onsite manager of a fourplex for 1.5 years and the night manager at an assisted living home for a year before that.  I'm bilingual, I just passed my state/national exams for my RE sales license, and I've managed websites.  I've also sold security systems door-to-door (applicable to selling leases) and been the repairman for another apartment complex.

Sharon Hiebing, that's a great website, thanks for the tip.  I found a few postings on there that I've responded to.

Karen Margrave · Answer

The real question is, what is your experience?

Sharon Tzib · Answer

Richard, Google "apartment manager jobs city state" and jobs of this type will come up on www.indeed.com etc.

Richard Low · Answer

Brian Burke, you're right by saying it would be awkward to approach current property managers who I would be replacing, but if that was the case I would ask them if they're planning on moving on in the next 6 months or so.  If not, oh well.  You miss 100% of the shots you don't take.  I'll definitely call up large and small multifamily management companies and keep submitting resumes on craigslist.

Will Barnard, I like the OOS owner idea + vacancy idea.  I mean, what does an owner have to lose if they have 10%+ vacancy, they're essentially getting free work.   On the other hand, if vacancies are much lower, that's missed income for them.

How would you look for OOS multifamily owners?  Tax records or something like list-source?

Will Barnard · Answer

As Brian stated, states may have legal requirements, however, aside from that, there is no set number. I know of apartment units here in CA with as little as 11 doors with a "manager" who lives in one of the units. That being said, that is likely not the norm and apartments with 75 plus units likely have on site licensed property managers on site during working hours and an on call maintenance person.

For your situation, I would be looking for 12-50 unit apartments and possibly search for those owned by out of state owners. Then contact them to see if they have vacancies and a need for a manager on site.

What size complex would have an on-site manager?

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