Question for investors managing 2+ rentals as a side gig
Member since 2020 · 8 posts · 4 votes
Question for investors managing 2+ rentals as a side gig
Most Popular Reply
Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votesQuote from @Berlice Bassas:
I’ve been looking into the "vacancy gap" for residential investors who work full-time. It seems like the 30-60 day + vacancy window is the biggest cash-flow killer for this group.
If you're managing properties while working a career, what has been your biggest hurdle in getting units turned over and filled faster? Is it the property manager’s lack of urgency, or the listing quality itself? I’m doing some deep-dive research on this and would love to hear your experiences in the comments.
The real problem seems to be that you didn't screen your PMC well.
Now, you're bashing all PMCs?
I know dozens of PMCs that do a better job than the majority of DIY owners at marketing vacants and screening applicants.
Copy & paste on how to screen a PMC:
-------------------------------------------------------------------------------
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 (BiggerPockets: The Real Estate Investing Social Network), 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 Management4.9458 Reviews
15 Replies
- Member since 2026 · 29 posts · 3 votes5mo
Berlice — good research question. From what I've seen talking to landlords managing 2-8 units while working full-time, the vacancy drag usually comes down to one thing: decision latency.
The PM or the landlord themselves isn't slow because they don't care — they're slow because they're context-switching. A unit turns over, there are 4 decisions to make in the first 72 hours (pricing, listing photos, showing schedule, application criteria), and each one requires attention they don't have on a Tuesday afternoon.
The listing quality issue is usually downstream of that same problem. Bad photos and weak copy aren't laziness — they're what happens when someone is trying to get a listing live between meetings.
What's your research angle — are you looking at the PM side of this or the self-managing side?
- Member since 2020 · 8 posts · 4 votes5mo
Quote from @John Ledesma:
Berlice — good research question. From what I've seen talking to landlords managing 2-8 units while working full-time, the vacancy drag usually comes down to one thing: decision latency.
The PM or the landlord themselves isn't slow because they don't care — they're slow because they're context-switching. A unit turns over, there are 4 decisions to make in the first 72 hours (pricing, listing photos, showing schedule, application criteria), and each one requires attention they don't have on a Tuesday afternoon.
The listing quality issue is usually downstream of that same problem. Bad photos and weak copy aren't laziness — they're what happens when someone is trying to get a listing live between meetings.
What's your research angle — are you looking at the PM side of this or the self-managing side?
Self-managing.
- Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes5mo
That vacancy gap can be shortened by having the right systems in place prior to the last tenant vacating, and in place for the next tenant.
Regular inspection of the property, maintenance issues addressed promptly, before-and-after tenancy videos/photos of the unit, proper bookkeeping, a clear move-out agenda given to the tenant, etc.
The system may be a challenge to set up, but once running, it will save you time, money, and frustration. Less time wondering about how to handle a situation, less frustration over the old joke: "It was like this when I moved in."
After that, if your time and effort are too much to deal with, hire a pro. Select your manager carefully--it's as important a decision as which tenant you approve.
- Member since 2020 · 8 posts · 4 votes5mo
Quote from @Marc Winter:
That vacancy gap can be shortened by having the right systems in place prior to the last tenant vacating, and in place for the next tenant.
Regular inspection of the property, maintenance issues addressed promptly, before-and-after tenancy videos/photos of the unit, proper bookkeeping, a clear move-out agenda given to the tenant, etc.
The system may be a challenge to set up, but once running, it will save you time, money, and frustration. Less time wondering about how to handle a situation, less frustration over the old joke: "It was like this when I moved in."
After that, if your time and effort are too much to deal with, hire a pro. Select your manager carefully--it's as important a decision as which tenant you approve.
Property managers dont even answer their phone in GA after a bill that require out of state landlords to have property managers passed. True story. I called 4 on Monday, it's Thursday and no one answered. Great for them, horrible for landlords.
- Member since 2026 · 29 posts · 3 votes5mo
Marc's right that systems before the vacancy starts are the real lever — the landlords who move fastest on turns are the ones who already know their make-ready checklist, their pricing floor, and their go-to photographer before the tenant gives notice.
The decision latency problem I mentioned is really a systems gap in disguise. When those pre-built decisions don't exist, every turnover becomes a from-scratch project. That's where the 30-60 day window comes from.
- Member since 2026 · 29 posts · 3 votes5mo
Berlice — the Georgia situation is a real problem. If PMs aren't even responding, self-managing becomes the only practical option whether you wanted it or not.
For self-managing landlords specifically, the vacancy gap usually comes down to how fast you can make decisions without a support system. What's the biggest friction point for you right now — is it the marketing and leasing side, or the operational side once a tenant is in place?
- Member since 2020 · 8 posts · 4 votes5mo
I have no choice but to self-manage while having a property manager. I've always managed properties myself and never had vacancy issues. Property managers are terrible at marketing from what I've seen and couldn't care less about negotiating. I had to go and redo everything myself. I'm trying to see how else is going through something like this.
- Real Estate Agent · Memphis · Member since 2026 · 561 posts · 327 votes5mo
From what I’ve seen, it’s usually not one issue — it’s the sequencing of everything leading up to the listing.
The biggest delays tend to happen before the unit even hits the market: late notice from the outgoing tenant, slow scope definition on the turn, and vendors not being lined up ahead of time. By the time the listing goes live, you’re already behind.
Listing quality matters, but it rarely causes a 30–60 day gap on its own. Lack of urgency can play a role, but more often it’s a process issue — no defined timeline from move-out → turn → marketing → placement.
The operators who keep vacancy tight usually treat turns like a scheduled workflow, not a reactive task:
• Pre-marketing before move-out when possible
• Scope + vendors lined up in advance
• Defined turn timelines with accountability
• Leasing started immediately, not after everything is “perfect”For side-gig investors especially, the gap shows up when too many of those steps depend on availability instead of a set process.
- 5moJimmy LieuBusiness MemberReal Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votesHey Berlice, great question and honestly you’re spot on that vacancy gap is one of the biggest silent cash flow killers, especially for folks juggling a W2. From what I’ve seen and experienced, it’s usually not just one thing—it’s a mix of a few small breakdowns that stack up. A big one is slow turn time between tenants, which often comes down to poor coordination with maintenance or waiting too long to even start prepping the unit. Another common issue is pricing and listing strategy—if the rent is even slightly off or the photos/descriptions aren’t strong, the property just sits. I’ve also seen cases where property managers don’t treat leasing with urgency, especially if they’re overloaded, so days turn into weeks without much traction. The investors who keep vacancy low tend to have a system—pre-marketing before the tenant moves out, quick turn crews, solid photos ready, and pricing based on current comps, not hopeful numbers. Even small things like responding fast to inquiries or offering flexible showings make a big difference. At the end of the day, speed and execution matter more than people think, and tightening that process is usually where the biggest wins are.
Quote from @Berlice Bassas:
I’ve been looking into the "vacancy gap" for residential investors who work full-time. It seems like the 30-60 day + vacancy window is the biggest cash-flow killer for this group.
If you're managing properties while working a career, what has been your biggest hurdle in getting units turned over and filled faster? Is it the property manager’s lack of urgency, or the listing quality itself? I’m doing some deep-dive research on this and would love to hear your experiences in the comments.
Jimmy Lieu, Red 1 Realty4.9120 Reviews- Member since 2020 · 8 posts · 4 votes5moYes I agree and all this should be obvious. I had to take over the listing and market it myself.
Quote from @Jimmy Lieu:
Hey Berlice, great question and honestly you’re spot on that vacancy gap is one of the biggest silent cash flow killers, especially for folks juggling a W2. From what I’ve seen and experienced, it’s usually not just one thing—it’s a mix of a few small breakdowns that stack up. A big one is slow turn time between tenants, which often comes down to poor coordination with maintenance or waiting too long to even start prepping the unit. Another common issue is pricing and listing strategy—if the rent is even slightly off or the photos/descriptions aren’t strong, the property just sits. I’ve also seen cases where property managers don’t treat leasing with urgency, especially if they’re overloaded, so days turn into weeks without much traction. The investors who keep vacancy low tend to have a system—pre-marketing before the tenant moves out, quick turn crews, solid photos ready, and pricing based on current comps, not hopeful numbers. Even small things like responding fast to inquiries or offering flexible showings make a big difference. At the end of the day, speed and execution matter more than people think, and tightening that process is usually where the biggest wins are.Quote from @Berlice Bassas:
I’ve been looking into the "vacancy gap" for residential investors who work full-time. It seems like the 30-60 day + vacancy window is the biggest cash-flow killer for this group.
If you're managing properties while working a career, what has been your biggest hurdle in getting units turned over and filled faster? Is it the property manager’s lack of urgency, or the listing quality itself? I’m doing some deep-dive research on this and would love to hear your experiences in the comments.
Not just that, the property manager has a very clunky website for applications and getting the lockbox code. It's been a nightmare where I basically have to manage the property myself while having a property manager with no alternative because other property managers dont even pick up the phone at all. Property management kept telling me to lower the price, I actually raised it and got more responses than they ever did within a week. Just insanity.
- Rental Property Investor · Henrico, VA · Member since 2019 · 265 posts · 155 votes5mo
Quote from @Berlice Bassas:
I’ve been looking into the "vacancy gap" for residential investors who work full-time. It seems like the 30-60 day + vacancy window is the biggest cash-flow killer for this group.
If you're managing properties while working a career, what has been your biggest hurdle in getting units turned over and filled faster? Is it the property manager’s lack of urgency, or the listing quality itself? I’m doing some deep-dive research on this and would love to hear your experiences in the comments.
I used to have 2 days between one tenant moving out and the next in. The biggest hurdle was showing it while tenants were still living there and negotiating lease start dates. But it was in the existing Lease to allow viewings, and I am sure to be respectful, minimize disruptions, and coordinate well to make it not too burdensome. If the lease end date was June 15, do market analysis and list in March. Pre screen and coordinate promising candidates for one weekend day of well scheduled visits. Use another weekend day one or two weeks later if needed. Applications complete and then get the lease signed with a deposit. When the lease end day arrives, take a day or two off for vacation to address everything and go through the place and get it clean and in good shape. Long days. Nowadays, I like having one week or two so its less stressful, and am also more flexible if there is a strong prospective tenant that has a certain start date, more often than not we meet in the middle. I don't know why anyone would need 60 days if there is a decent tenant base in the area. That's just a lot of sitting on your hands.
- Member since 2020 · 8 posts · 4 votes5mo
Quote from @Alex Forest:
Quote from @Berlice Bassas:
I’ve been looking into the "vacancy gap" for residential investors who work full-time. It seems like the 30-60 day + vacancy window is the biggest cash-flow killer for this group.
If you're managing properties while working a career, what has been your biggest hurdle in getting units turned over and filled faster? Is it the property manager’s lack of urgency, or the listing quality itself? I’m doing some deep-dive research on this and would love to hear your experiences in the comments.
I used to have 2 days between one tenant moving out and the next in. The biggest hurdle was showing it while tenants were still living there and negotiating lease start dates. But it was in the existing Lease to allow viewings, and I am sure to be respectful, minimize disruptions, and coordinate well to make it not too burdensome. If the lease end date was June 15, do market analysis and list in March. Pre screen and coordinate promising candidates for one weekend day of well scheduled visits. Use another weekend day one or two weeks later if needed. Applications complete and then get the lease signed with a deposit. When the lease end day arrives, take a day or two off for vacation to address everything and go through the place and get it clean and in good shape. Long days. Nowadays, I like having one week or two so its less stressful, and am also more flexible if there is a strong prospective tenant that has a certain start date, more often than not we meet in the middle. I don't know why anyone would need 60 days if there is a decent tenant base in the area. That's just a lot of sitting on your hands.
Yes that would be ideal, but in this case, the units were being renovated so that wasn't an option.
- 5moDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
Quote from @Berlice Bassas:
I’ve been looking into the "vacancy gap" for residential investors who work full-time. It seems like the 30-60 day + vacancy window is the biggest cash-flow killer for this group.
If you're managing properties while working a career, what has been your biggest hurdle in getting units turned over and filled faster? Is it the property manager’s lack of urgency, or the listing quality itself? I’m doing some deep-dive research on this and would love to hear your experiences in the comments.
The real problem seems to be that you didn't screen your PMC well.
Now, you're bashing all PMCs?
I know dozens of PMCs that do a better job than the majority of DIY owners at marketing vacants and screening applicants.
Copy & paste on how to screen a PMC:
-------------------------------------------------------------------------------
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 (BiggerPockets: The Real Estate Investing Social Network), 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 Management4.9458 Reviews - Member since 2024 · 158 posts · 88 votes5mo
I don't use a PM and have been able to rent out my 4 townhouses pretty quickly. Usually within 3-4 weeks...in some cases less. I waited 2 months for one over Xmas holidays but that was a seasonal anomaly. Most people use Zillow, but I also post on Avail and the both syndicate broadly. I see similar townhomes taking longer to rent in the same area I do think it is due to poor marketing. Generic, poorly worded, or too long. Once you have the ads done you can just reactivate them for turnovers. I respond very quickly and accommodate tours quickly for applicants that pass the pre-screening.
- 5moPatrick O'SullivanBusiness MemberProperty Manager · Phoenix, AZ · Member since 2024 · 531 posts · 203 votes
The biggest driver of long vacancies tends to be speed in the turn process. If pricing, repairs, photos, and listing go live even a little late, it pushes everything back. Listing quality matters too, but it’s usually not what creates a 30–60 day gap on its own.
The landlords who keep vacancy low usually treat it like a workflow instead of a reactive task, meaning they line up vendors early, start pre-marketing when possible, and move quickly on pricing and showings.
When those systems aren’t in place, even a decent property can sit longer than it should.
get MULTIfamily Property Management4.7220 Reviews
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