Property mgt needed
Matthew QuigleyPro Member
Member since 2025 · 1 post · 0 votesProperty mgt needed
5 Replies
- Realtor · Memphis, Shelby County · Member since 2026 · 411 posts · 136 votes6d
Matthew, good question — and northeast Arkansas is a market where the right manager makes or breaks a deal, especially from out of state. I'd start by asking any manager three things: how they handle maintenance (in-house or marked-up vendors, and what's their approval threshold before they call you), how they screen tenants and handle evictions, and what their owner reporting actually looks like each month. Also ask how many doors they manage in Jonesboro specifically, not just statewide — local leasing speed and contractor relationships matter a lot there. Get the fee schedule in writing, including leasing fees, renewal fees, and any extra charges, and talk to two or three current owners before you sign. A knowledgeable local Realtor can also be a good source for names, since we see which managers keep properties leased and in good shape.
- Property Manager · Melbourne, FL · Member since 2019 · 561 posts · 196 votes6d
Which town in northeast Arkansas, and are these long-term rentals or furnished/short-term stays? My work is in vacation-rental management, so the property type is the first thing I'd clarify before pointing you toward a fit. I'd also ask candidates who actually handles a site visit when something goes wrong, and request a sample owner report with the private details removed. Those two things make it easier to compare the service behind the fee.
- Member since 2023 · 177 posts · 59 votes6d
Ametria covered the vetting questions well, so I'll add the operator side — the things that tell you whether a manager actually runs the property or just collects rent.
Ask how they handle turnovers: what's their rent-ready timeline from move-out, and who sets the scope? We run our Memphis single-family turns on a 21-day schedule, and a manager who can't give you a number is telling you something. Ask how they screen — we look for verified, repeatable income and consistency between the story and the paperwork, not just a credit score. And ask how rent is collected: we write one payment method into the lease, the same for every house, so there's never a question about how or when rent arrives.
Also ask how many doors they run in your town specifically, and for two or three current owner references. A good manager in northeast Arkansas should be able to answer all of that in one conversation. How many doors are you looking to place, and are they long-term rentals?
- Realtor · Columbus, Franklin County · Member since 2026 · 171 posts · 67 votes6d
- 5dDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
We’re a Property Management Company (PMC) in Metro Detroit ONLY, with 25+ years of experience, and we’ve seen owners make the same mistakes, over & over again when looking to hire a PMC – which drives us nuts!.
In our experience, the #1 mistake owners make is ASSUMING all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY.
So, owners mistakenly think price is the only differentiator – and look for a PMC like they’d shop for groceries☹
We encourage you to learn from the mistakes of others by reading posts here on BiggerPockets from owners that picked a PMC solely by price and regretted it.
We recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.
Check out NARPM.com, BP’s Property Manager Finder (), etc.
Even if someone gives you a referral, do NOT make the mistake of assuming that just because a PMC met their expectations, they’ll meet your expectations. We all have our own expectations and what works for someone else, may not work for you.
If you’re new to all of this, it's often a case of not doing enough research, as you don't know what you don't know!
So, ask more questions!
EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean? What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.? You’d be shocked by how little actual screening many PMC’s do!
This also leads owners to ASSUME simpler is better when it comes to management contracts.
The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!
A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings. Why do you think purchase contracts are so long and have such small print?
We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.
EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!
P.S. If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general. Take ownership of your mistake and learn to do the proper due diligence recommended above😊
Here’s some articles we’ve contributed to BiggerPockets about screening a PMC BETTER than you would a tenant!
20 Questions to Ask When Vetting a Property Management Company: Processes
13 Questions to Ask to a PMC: Communication and Documentation
24 Questions to Ask When Evaluating a Property Management Contract
Logical Property Management4.9465 Reviews
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