New investor looking for advice/mentor in butler County

New to Real Estate · OR · Member since 2025 · 2 posts · 0 votes

Recently purchased a duplex in Butler. The unit was fully occupied until last month. One side is vacant now. PM sent us an estimate for needed repairs totaling almost 9k. The majority is patch paint and drywall work. This seems excessive for repairs. I’m looking into getting another estimate and thinking maybe a GC for getting all needed work done. Looking for GC recommendations and any advice on navigating larger repair projects while being an out of state investor.

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Landon ReidPro Member
Investor · South Jordan, UT · Member since 2026 · 62 posts · 38 votes
6mo
Tacia, $9K for patch paint and drywall on a duplex unit does sound high unless there's water damage or structural issues behind it. A few thoughts:

1. Get 2-3 independent estimates. Don't rely solely on your PM's contractor. Many PMs use the same GC who marks up because they know remote investors can't easily verify. Post in the Pittsburgh BP forum or local FB groups asking for handyman/GC referrals in Butler County specifically.

2. For patch paint and drywall, you probably don't need a GC. A handyman or drywall specialist will be significantly cheaper. $9K is GC pricing with overhead and markup for what sounds like cosmetic work.

3. While you're at it, check what the zoning allows on your duplex lot. Some Butler County parcels allow you to add a unit or an ADU, which could increase your rental income without buying another property. A quick buildability check on the address would tell you if there's upside you're not using.

4. As an out-of-state investor, your biggest leverage is information. Know exactly what your property allows, what comparable repairs cost in that market, and have multiple contractor relationships so you're never dependent on one estimate.

Don't let the PM rush you into a $9K repair without shopping it.
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Tacia Pugh
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New to Real Estate · OR · Member since 2025 · 2 posts · 0 votes
6mo
Landon,
Thank you for the advice.
All needed repairs are cosmetic. It makes sense that the quote is GC pricing and therefore higher. We did an extensive turnover on another property in another state and paid half of this cost. Wasn’t sure if the cost difference was just due to it being a different state.
The ADU advice is solid, I am considering that in AR as I have the space on the property for it there. This particular duplex doesn't have space for additional build, but it does have a large attics that can be converted into a unit. Have been considering that as well. I want to scale, but do not want to scale too fast and get in over my head while still being new to investing and learning.
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Alfath AhmedBusiness Member
Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
6mo
Quote from @Tacia Pugh:

Recently purchased a duplex in Butler. The unit was fully occupied until last month. One side is vacant now. PM sent us an estimate for needed repairs totaling almost 9k. The majority is patch paint and drywall work. This seems excessive for repairs. I’m looking into getting another estimate and thinking maybe a GC for getting all needed work done. Looking for GC recommendations and any advice on navigating larger repair projects while being an out of state investor.

PM companies are notorious for doing such things. I am not sure if you are local or OOS. But if you are local, go to lowes, home depot, and fb groups to find good contractors. Otherwise, if you are OOS ask a good realtor, other investors, facebook page, or another good contractor you worked with to see if he knows a GC.
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Michele FischerPro Member
Rental Property Investor · Seattle, WA · Member since 2013 · 2k+ posts · 1k+ votes
6mo
I agree that this is about double what would be expected.
We can shop around and get landscaping and other services cheaper than the PM, but it takes time and energy. If the PM can do the turn really quickly and raise rent it may be fine. Part of using a PM and managing long distance is giving up control, and it doesn't come easy.
As you expand you may want to divide your properties across two PM's and once it is clear which is stronger you can give them more of your business.
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William P.
Rental Property Investor · Butler, PA · Member since 2019 · 38 posts · 15 votes
6mo
Hello!
My primary location is Butler and happy to chat whenever. I would be curious on the property manager as well. I self manage the majority, but there are a few Butler focused management companies, while the majority that say Butler are really primarily Pittsburgh and don't have the best contacts for Butler.
Without knowing the scope of work, 9k does seem higher. I try to get 2-3 quotes on a project if I don't have a go to person for it yet. I agree with a basic handyman for this stuff and remove a GC need.
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