Self manage or Property Manager? (soon) own 1 OH duplex. Resources for self manager?
Member since 2025 · 2 posts · 8 votes
Self manage or Property Manager? (soon) own 1 OH duplex. Resources for self manager?
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Remington LymanBusiness Member
Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votesQuote from @Chris Ingle:
We are about to close on a duplex in OH (first property). Property needs minimal work to rent; both sides are now vacant. Clean slate. Been evaluating Property Managers and considering self management. If do ourselves, wondering if a quality handyman, basic management software, and resources for an OH lease and tenant screening framework would be sufficient. Any recommendations for those basic services? Decent online services for very small portfolio portfolio? (1 now; headed for few more)
We live out of state, however have connections to our rental area, visit couple times a year, etc. Anyone have experience self managing from afar? Easy answer is 'do not do it, pay the 10% plus fees for manager'. Evaluating if taking the harder path is worth it.
I would only recommend doing self-management if you are doing MTR or STR and/or it is in a A or B area
29 Replies
- 8moMichael SmytheBusiness MemberReal Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
Quote from @Chris Ingle:
We are about to close on a duplex in OH (first property). Property needs minimal work to rent; both sides are now vacant. Clean slate. Been evaluating Property Managers and considering self management. If do ourselves, wondering if a quality handyman, basic management software, and resources for an OH lease and tenant screening framework would be sufficient. Any recommendations for those basic services? Decent online services for very small portfolio portfolio? (1 now; headed for few more)
We live out of state, however have connections to our rental area, visit couple times a year, etc. Anyone have experience self managing from afar? Easy answer is 'do not do it, pay the 10% plus fees for manager'. Evaluating if taking the harder path is worth it.
How much is the 10% monthly PMC fee?
How much do you make per hour at your day job?
One of the best ways to analyze what to do is to figure out how much you'll actually be saving per hour.
If it's close to or more than your day job hourly income than it may make sense to DIY manage.
Otherwise, why not pay someone to do it?
EXAMPLE: I haven't cut my own lawn in over 10 years because I can get it done significantly cheaper than what I make per hour.The other component to keep in mind is landlords typically hire PMCs for one of two reasons:
1) No time to properly manage
2) No expertise to properly manage
- Note: if you have enough time you can learn the needed expertise.Everyone wants to focus on how supposedly "easy" it is to manage rentals.
The reality is:
1) The difficulty & required time increases as the property/tenant quality decreases with Class A => Class B => Class C => Class D
2) It only takes one bad tenant, bad contractor/handyman or mistake that leads to a lawsuit to cost a landlord SIGNIFICANTLY MORE than the cost of a PMC.What Class of rental do you have?
Logical Property Management4.9453 Reviews - 8moNathan FisherBusiness MemberProperty Manager · Cleveland, OH · Member since 2020 · 308 posts · 263 votesit's very difficult to manage a Cleveland Property from a distance. There are dozens of nuances that are market specific, not least of which is our Local Agent in Charge Requirement.
Ultimately, we invest in real estate, because it's meant to be hands off. Hire the PM, get the expertise, and grow your portfolio slow and steady
Aligned Properties Group4.291 Reviews - Property Manager · OK · Member since 2025 · 18 posts · 11 votes8mo
Self-managing an out-of-state duplex can work, but it’s definitely the harder path. Beyond the obvious day-to-day tasks, there are a lot of market-specific nuances in Ohio that are easy to underestimate if you’re not local.
Having a solid handyman, basic management software, and good screening tools is a good start. Most small portfolio owners do fine with simple software for rent collection, maintenance requests, and accounting. The bigger challenge tends to be execution at a distance — coordinating vendors, keeping eyes on the property, responding quickly when issues pop up, and handling leasing when vacancies come up. Small delays can turn into bigger (and more expensive) problems when you’re not nearby.
Many investors go into real estate aiming for something relatively hands-off. Self-managing from afar usually means trading management fees for time, attention, and risk. A professional manager isn’t always the right answer, but having reliable local oversight often becomes more valuable as you add doors or deal with turnover.
- 8moAlfath AhmedBusiness MemberReal Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
Quote from @Chris Ingle:
We are about to close on a duplex in OH (first property). Property needs minimal work to rent; both sides are now vacant. Clean slate. Been evaluating Property Managers and considering self management. If do ourselves, wondering if a quality handyman, basic management software, and resources for an OH lease and tenant screening framework would be sufficient. Any recommendations for those basic services? Decent online services for very small portfolio portfolio? (1 now; headed for few more)
We live out of state, however have connections to our rental area, visit couple times a year, etc. Anyone have experience self managing from afar? Easy answer is 'do not do it, pay the 10% plus fees for manager'. Evaluating if taking the harder path is worth it.
I always have my clients give their property to a PM. 10% is easily worth it to have someone else manage and not take those phone calls that you don't want to. Plus this lets you scale effectively.
ReafCo | Ahmed Group 530 Reviews - Property Manager · Milwaukee, WI · Member since 2011 · 185 posts · 16 votes8mo
Since the property is out of town, you can hand over to a Property Management company. Generally they know the local laws and deal with the city. There are many situations where you (or your rep) need to be at property in person besides managing tenant phone calls and repair/ maintenance so PM company is worth it. Usually they will send you earnings and expense report which is helpful when you file for taxes instead managing each and every receipt.
If it was in the same city of your residence, then it is OK to manage on your own. Land lording is a great skill to have and you learn a lot about property management, local laws and many things. I manage my own properties on my own and also do Short term rentals on Airbnb and Vrbo on my own and others properties too.
- Member since 2025 · 2 posts · 8 votes8mo
Thanks to all for insightful comments back. Property is a Class C so the comments about 'degree of difficulty' going up as property class goes down, makes sense. Again, thanks to all for insights. Leaning toward PM now.
- 8moNathan FisherBusiness MemberProperty Manager · Cleveland, OH · Member since 2020 · 308 posts · 263 votes
Chris what you consider C class in Cleveland may be considered B for some vendors. It's a weird city. Feel free to reach out, and i can give advice.
Aligned Properties Group4.291 Reviews
- 8moMelanie ThomasBusiness MemberReal Estate Broker · San Antonio · Member since 2022 · 1k+ posts · 489 votes
Before I became a professional property manager myself, the biggest thing that pushed me away from self managing was what I didn’t know.
For out of state owners especially, I usually recommend a middle ground instead of jumping straight to full service management or doing everything solo. Consider hiring a professional property manager for leasing only on the first one or two turns. It’s a relatively small, one time cost and it lets you learn the ropes the right way.
Leasing is where most of the risk lives. Proper advertising, fair housing compliant screening, understanding local norms, and setting the lease up correctly from day one all matter more than people expect. A good PM will also give you real market rent guidance so you don’t start off behind.
Once you have a solid tenant placed and a clean lease, self managing long term is much more manageable. At that point, a reliable handyman, clear maintenance process, and basic software can absolutely work for a small portfolio.
Managing from afar can be done, but the owners who do it successfully usually have strong systems and learned from professionals early on. Leasing only is a great way to save money long term while avoiding the most expensive mistakes upfront.
Just my two cents from seeing both sides of it. Good luck & happy investing!
RentWerx Property Management4.73300 Reviews - 8moArman AhmedPro MemberReal Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 923 votes
For your situation, doing it yourself is possible, but it’s much easier with boots on the ground. Even with strong local connections, being out-of-state makes handling maintenance, tenant issues, and quick responses harder than it seems. A good property manager plus a reliable handyman will save stress, protect your investment, and help you scale beyond one or two units. Software for rent collection and tenant screening is great, but it won’t replace someone local for inspections, emergencies, or coordinating contractors. For a small portfolio, it may feel like an extra 10%, but it often pays for itself in time, risk reduction, and smoother operations.
- 8moJames JonesPro MemberInvestor · Collierville, TN 38017 · Member since 2017 · 602 posts · 450 votes
You’re asking the right question, and the answer isn’t simply “PM vs self-manage.” It’s systems vs stress.
For a first duplex, out of state, here’s how I’d think about it:
When self-managing can work
Self-management is realistic if you have all of the following in place:
A reliable local handyman who answers calls and bills promptly
A clear tenant screening framework (income, rental history, evictions, consistency)
Management software for rent collection, maintenance tickets, and documentation
A local leasing solution (lockboxes, self-showings, or a paid runner)
Familiarity with Ohio landlord-tenant laws and leases
If any one of those is weak, self-managing becomes reactive very fast.
The biggest mistake new owners make
People underestimate leasing and screening, not maintenance.
Bad tenants cost far more than 10% management fees ever will.
If you self-manage, you must:
Control screening criteria yourself
Never bend standards to “fill the unit”
Treat leasing like a system, not a favor
Software that’s “enough” for small portfolios
For 1–5 units:
TenantCloud
Avail
Buildium (solid but heavier than you need at first)
You don’t need enterprise tools. You need consistency.
A hybrid approach (often best)
Many out-of-state owners do this:
Pay for leasing only (flat fee or partial month)
Self-manage ongoing operations
This removes the riskiest phase while keeping long-term costs down.
The honest trade-off
Property manager = less time, less control, higher cost
Self-manage = more control, more learning, more responsibility
For a first deal, the question isn’t “what’s cheaper,” it’s:
What protects me from one bad tenant decision?
Once you’ve stabilized 1–2 properties and your systems are tested, self-managing from afar becomes much easier.
If you want to scale later, build systems now, even if you use a PM short-term.
- 8moMelanie ThomasBusiness MemberReal Estate Broker · San Antonio · Member since 2022 · 1k+ posts · 489 votes
Congrats on the duplex and starting with a clean slate. That’s a great position to be in.
Self managing can absolutely work if you already have the right pieces in place. The biggest question for new owners is usually not the logistics but whether you are confident on the legal and operational side.
Before going the DIY route, it’s worth making sure you are knowledgeable on Ohio property code requirements, security deposit handling and timelines, fair housing compliant screening and qualification standards, and that you have reliable vendors ready to respond quickly when maintenance issues come up. You also need clear processes for documentation, inspections, renewals, and notices. Software and a good handyman help, but they don’t protect you from the legal landmines that catch a lot of first time landlords, especially managing from out of state.
If you do have those processes dialed in and are comfortable handling compliance and tenant issues remotely, self management can be a valuable learning experience. If not, hiring it out often pays for itself in risk reduction alone.
Another solid middle ground is starting with a property management company that offers leasing only services. That allows you to learn from the pros on pricing, marketing, screening, and compliance while you get your footing, then decide later whether full self management makes sense.
Happy to share our screening criteria or talk through the most common issues we see new owners run into. Good luck & happy investing!
RentWerx Property Management4.73300 Reviews - 8moRemington LymanBusiness MemberReal Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
Quote from @Chris Ingle:
We are about to close on a duplex in OH (first property). Property needs minimal work to rent; both sides are now vacant. Clean slate. Been evaluating Property Managers and considering self management. If do ourselves, wondering if a quality handyman, basic management software, and resources for an OH lease and tenant screening framework would be sufficient. Any recommendations for those basic services? Decent online services for very small portfolio portfolio? (1 now; headed for few more)
We live out of state, however have connections to our rental area, visit couple times a year, etc. Anyone have experience self managing from afar? Easy answer is 'do not do it, pay the 10% plus fees for manager'. Evaluating if taking the harder path is worth it.
I would only recommend doing self-management if you are doing MTR or STR and/or it is in a A or B area
- 8moIsaac RowePro MemberRental Property Investor · Cleveland, OH · Member since 2014 · 214 posts · 86 votes
What did you end up doing? You could go either way with this. Lots of good posts here. Only thing I have to add is what do you want to do? If you like the idea of managing your own units dig in, learn it and do it. If not hire someone. Happy to provide referrals if you like.
- 8moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
Quote from @Chris Ingle:
We are about to close on a duplex in OH (first property). Property needs minimal work to rent; both sides are now vacant. Clean slate. Been evaluating Property Managers and considering self management. If do ourselves, wondering if a quality handyman, basic management software, and resources for an OH lease and tenant screening framework would be sufficient. Any recommendations for those basic services? Decent online services for very small portfolio portfolio? (1 now; headed for few more)
We live out of state, however have connections to our rental area, visit couple times a year, etc. Anyone have experience self managing from afar? Easy answer is 'do not do it, pay the 10% plus fees for manager'. Evaluating if taking the harder path is worth it.
Self-managing from out of state isn't impossible but man, the key is having rock-solid systems before you get that first tenant. One thing most people miss: set up your maintenance network BEFORE you need it. Find 2-3 contractors for different trades, test them on small jobs first. The worst time to be scrambling for a plumber is when your tenant calls at 8pm with a flood. What's your timeline for getting tenants in there?
- Member since 2025 · 14 posts · 2 votes7mo
Quote from @Chris Ingle:
We are about to close on a duplex in OH (first property). Property needs minimal work to rent; both sides are now vacant. Clean slate. Been evaluating Property Managers and considering self management. If do ourselves, wondering if a quality handyman, basic management software, and resources for an OH lease and tenant screening framework would be sufficient. Any recommendations for those basic services? Decent online services for very small portfolio portfolio? (1 now; headed for few more)
We live out of state, however have connections to our rental area, visit couple times a year, etc. Anyone have experience self managing from afar? Easy answer is 'do not do it, pay the 10% plus fees for manager'. Evaluating if taking the harder path is worth it.
Hi
i own small rental portfolio and created my own startup for property management platform. It has added features the few of the big name companies in market. More then happy to pilot with your portfolio and cater to your requirement . Please reach out ,if we can connect.
- Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes7mo
@chris @Chris Ingle you should have some great Tenants in place, and roses coming up soon, right? Update us on your decision and results so far...
- Real Estate Agent · Cleveland OH · Member since 2015 · 213 posts · 275 votes7mo
I am a property manager and an investor. I would never invest/self manage more than a 30-60 minute drive away. I manage for a client that owns 3 rental properties on the street he lives on. None of tenants knows he is the owner, even when he makes repairs. He just tells them he is Michelle's contractor.
- Investor · Hendersonville, NC · Member since 2016 · 498 posts · 285 votes7mo
Quote from @Chris Ingle:
We are about to close on a duplex in OH (first property). Property needs minimal work to rent; both sides are now vacant. Clean slate. Been evaluating Property Managers and considering self management. If do ourselves, wondering if a quality handyman, basic management software, and resources for an OH lease and tenant screening framework would be sufficient. Any recommendations for those basic services? Decent online services for very small portfolio portfolio? (1 now; headed for few more)
We live out of state, however have connections to our rental area, visit couple times a year, etc. Anyone have experience self managing from afar? Easy answer is 'do not do it, pay the 10% plus fees for manager'. Evaluating if taking the harder path is worth it.
I’ve self-managed remotely before. It’s not really about whether you can do it imo, it’s whether you’re willing to build systems from day one.
With one duplex, that 10% fee feels heavy. The bigger question is whether you’ll treat it like a business or a side project. If you self-manage out of state, you absolutely need a reliable local handyman and find a solid backup, clear screening criteria that you don’t bend just because you’re tired of vacancy, and an Ohio-specific lease you actually understand.
I think remote ownership breaks down when visibility disappears. If you have solid screening, clean documentation, and a way to stay on top of rent and maintenance without things slipping through the cracks, it’s very doable.
Personally, I’d self-manage one duplex first unless you’re extremely time constrained. You’ll learn more in a year doing it yourself than outsourcing from day one. If you decide you hate it, you can always hand it off later. Just my 2 cents.
- Tacoma, WA · Member since 2026 · 28 posts · 29 votes7moSelf-managing from out of state absolutely works -- I have been doing it for five years in the Pacific Northwest and the key is building your systems upfront before you have any tenants in place. A few things that made the biggest difference for me: Handyman / contractor relationships: Having one or two reliable local contractors on speed dial is honestly more important than any software. These relationships take time to build -- I would start working on this before you even close. Ask your real estate agent for referrals, then meet them in person on your next visit. Lease and screening: I use a standard state-specific residential lease (for Ohio, there are landlord associations that sell vetted leases) plus TransUnion SmartMove for tenant screening. Has worked well for me at small scale. Software: When I had just one property I used a simple spreadsheet. As you get to 2-3 properties it starts to break down -- things like tracking security deposits, maintenance requests, and late fees across units gets messy fast. There are a bunch of tools in this space now, some free for small portfolios (Baselane, Stessa come up a lot on here). Worth looking at a few before you need them. Out of state logistics: When something needs attention, it helps to have a local trusted person (friend, neighbor, or property manager willing to do occasional one-off visits). I pay a local handyman a monthly retainer just to be my eyes and ears. Not expensive and saves a lot of anxiety. Your instinct to self-manage is not crazy, especially for a duplex. Start with one, build the systems, see how much time it actually takes. You can always bring in a PM later.
- 7moJimmy LieuBusiness MemberReal Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votesHey Chris, congrats on the duplex! For a first property, a reliable handyman, basic management software, and solid lease and tenant screening resources can cover most of what you need, especially since you have local connections and can visit a few times a year. Tools like Buildium or AppFolio work well for very small portfolios, and having a responsive handyman makes handling maintenance much easier. Self-managing from afar is definitely doable if you stay organized, keep good communication with tenants, and have trusted local contacts for emergencies. Happy to connect and answer any questions you have!
Quote from @Chris Ingle:
We are about to close on a duplex in OH (first property). Property needs minimal work to rent; both sides are now vacant. Clean slate. Been evaluating Property Managers and considering self management. If do ourselves, wondering if a quality handyman, basic management software, and resources for an OH lease and tenant screening framework would be sufficient. Any recommendations for those basic services? Decent online services for very small portfolio portfolio? (1 now; headed for few more)
We live out of state, however have connections to our rental area, visit couple times a year, etc. Anyone have experience self managing from afar? Easy answer is 'do not do it, pay the 10% plus fees for manager'. Evaluating if taking the harder path is worth it.
Jimmy Lieu, Red 1 Realty4.9120 Reviews - Rental Property Investor · Kansas City · Member since 2026 · 11 posts · 12 votes7mo
Partner with a PM and use your free time to BUILD your business and GROW instead of worrying about how to save a few bucks. Your time is your most valuable asset, my friend.
- Real Estate Agent · Columbus, OH · Member since 2016 · 593 posts · 664 votes7mo
@Chris Ingle
Congrats on the investment!
In today’s age with all the online systems self management seems more feasible. I’ve had clients in the past self manage. To me this really depends on what part of town you’re in. Rougher areas I’d suggest management but if you’re in a good spot I’d try and self manage to begin with. You can always bring on a company down the line.
In Columbus I’ve had tenants in properties for over 5 years now and they pretty much treat the place like their own. I couldn’t imagine having paid a company for the 5 years they’ve been there.
- Investor · Charleston, SC · Member since 2018 · 198 posts · 84 votes6mo
I run 10 doors in Birmingham from out of state and use third party PMs for all of them. For one duplex that you can visit a couple times a year, self managing is totally doable if the area is decent and you have a reliable handyman. The 10% fee feels steep when you only have one property and the rent is modest.
That said, the moment you start adding doors is when you need to decide: am I building a business or buying myself a part time job? Self managing 1 or 2 units is fine. Self managing 5 or 6 from out of state while working a full time job is a completely different conversation. The admin alone (tenant calls, coordinating repairs, tracking expenses, lease renewals, collecting rent) scales linearly with every unit you add, but your available hours don't.
If you go the PM route, the real work shifts from managing tenants to managing the manager. Review every monthly statement line by line. Confirm deposits hit your bank for the right amount. Track every repair invoice. Know what your actual NOI is per property, not what your PM tells you it is. Most owners hand off the property and stop paying attention, and that's where problems start.
If you go the self manage route, invest in a good lease template from an OH attorney, set up a dedicated LLC bank account, use a property management software even for one unit so you have clean records from day one, and find a handyman you trust before you need one. The systems you build now will either carry you to 10 doors or collapse under the weight. Build like you're going to scale even if you're not sure yet.
- Property Manager · Member since 2025 · 12 posts · 7 votes6mo
This is a really solid breakdown.
I'm in PM and work with quite a few investors in Birmingham and what you’re describing is exactly the fork in the road most people hit around the 4–6 door mark. One or two properties are usually manageable if the property is stable and you have good vendors. Once portfolios start growing, though, the operational side tends to catch people off guard.
The biggest issues I see when owners try to scale while self-managing remotely are usually maintenance coordination, compliance with local ordinances, and tenant communication timelines. None of those are difficult individually, but when you multiply them across several units it can start to feel like a second job. lol
I do agree with you on one thing that a lot of owners miss, even with a PM, you still have to manage the asset. The investors who perform the best are the ones who stay involved in reviewing statements, tracking NOI, and understanding where their expenses are going.
Birmingham can be a really strong market for investors, but like any market, the systems you build early make a huge difference when you start adding doors.
- 6moClare PitcherBusiness MemberProperty Manager · Milwaukee, WI · Member since 2024 · 162 posts · 97 votes
As a property manager in Milwaukee, I always encourage owners to start out self-managing if they are local to see what it takes. Then, this will help you better evaluate how your property manager is doing if you end up hiring one!
Welcome Home Milwaukee4.4453 Reviews - Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes6mo
Self Managing can work, but ONLY once you accumulate sufficient knowledge. Finance, LL/Tenant Laws, Fair Housing, FCRA, SCRA, EPA, OSHA, Contract law, Construction details and methods, and the list goes on. As a newb, you do not know, what you do not know. Lessons come at a premium cost. Just review these forums for proof.
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