Reputable Property Management Companies Multiple Cities

11 Replies

I'm looking for recommendations of reputable property management companies and managers in the following greater metropolitan areas:

Orlando, FL

Tampa, FL

Birmingham, AL

Chattanooga, TN

Philadelphia, PA

Atlanta, GA

Appreciate details on Full Service PM and on just screening tenants and onboarding.


Remember: cheaper doesn't mean you'll make more money.

You can start by going to to search their directory of managers. These are professionals with additional training and a stricter code of ethics. It's no guarantee but it's a good place to start. Regardless of how you find them, try to interview at least three managers

1. Ask how many units they manage and how much experience they have. If it's a larger organization, feel free to inquire about their different staff qualifications.

2. Review their management agreement. Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.

3. Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers. It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees. Fees should be clearly stated, easy to understand, and justifiable. If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee. Don't be afraid to negotiate!

4. Review their lease agreement and addenda. Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.

5. Don't just read the lease! Ask the manager to explain their process for dealing with maintenance, late rent, evictions, turnover, etc. If they are professional, they can explain this quickly and easily. If they are VERY professional, they will have their processes in writing as verification that it is enforced equally and fairly by their entire staff.

6. Ask to speak with some of their current owners and current/former tenants. You can also check their reviews online at Google, Facebook, or Yelp. Just remember: most negative reviews are written by problematic tenants. The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.

7. Look at their marketing strategy. Are they doing everything they can to expose properties to the widest possible market? Are their listings detailed with good quality photos? Can they prove how long it takes to rent a vacant property?

This isn't inclusive but should give you a good start. If you have specific questions about property management, I'll be happy to help!

@Falgun Chokshi

It is very important that you make sure you take the time to interview and have candid conversations with a PM company.

Let them know your strategy, your goals and what your business plan is to ensure that your business plan aligns with theirs and you can both work towards the same goal. If they are not aligned then simply keep looking till you find one that is.I would look up NARPM and start with them..Below are some questions I would think would be a good starting point for you to see who really treats their company like a business or a hobby.

Questions to Ask prospective management companies

1. What are your average days on market for vacant homes?

2. What is your average rent amount for all properties managed?

3. What is your average work order cost for the owner?

4. What is your average make ready cost for the owner?

5. Are all my invoices uploaded to my owner portal?

6. How do you advertise your vacant units?

7. Do I receive video of my pre and post make ready?

8. Do you have a setup fee?

9. Do you upcharge on maintenance?

10. When do you make owner payments? How often?

11. Are you a Certified Property Manager?

12. Are you a member of NARPM?

13. What is your Guarantee?

14. Do you provide move in and move out reports

15. How many pictures do you take of the property prior to tenant moves in and after the tenant moves out

16. Do you get weekly reports when the property is vacant what prospective tenants are saying about your home

17. Do you provide monthly newsletters to your tenants

18. Do you hold investor education classes to help me become a better investor

19. Do you have single point portfolio based management services?

20. How many properties do the owners actually own themselves?

21. What do you do to ensure that the tenant is responsible for security deposit disputes since that is the largest reason for owner lawsuits

22. How familiar are you with the newly changed laws that can affect you the owner if they are not used correctly?

@Falgun Chokshi I have worked a lot with Atrium out of Orlando and they have a good process in place to service local and out of state owners.  I know if they cant help you they will point you in the right direction.  Arturo Matamoros is their business development person and you might be able to find him on here.  They are NARPM members too!

Hey @Falgun Chokshi - I agree with @Mark Ainley here. I know the owners of Atrium in Orlando and they have a great reputation and are investor-friendly. One of their partners (Adam Wonus) was just named one of 2020's "People to Watch" by Winter Park Magazine. We direct any investors we work with who are also looking to hold properties in the Orlando area to the team at Atrium.  

@Mark Ainley @Spencer Sutton thanks for the spreading the word. 

@Falgun Chokshi I know Spencer and the team at gkhouses has a very strong presence in three of the markets you’re interested in. Birmingham, Chattanooga and Atlanta are all markets they cover. They are also members of NARPM which means they pay to be around other great PMs nationwide and gain/share knowledge to help improve our industry. I would reach out to Spencer directly. 

Lastly, @Steve Rozenberg shares a lot of great questions you can ask your PM candidates. Be sure to use some or all of these!

I decided I was never going to find a PM that I could work with because I'm hard to work with and if you want my opinion all PMs sucks. SO I did it myself. In the old days I think I'd be called a "landlord"

I set goals, built systems, and learned from my mistakes. 

I have enough units now I suppose I am running my own property management company. I’m just not managing other people’s properties.               

It’s worth mentioning my properties are spread out over 4 different cities in 2 different states with about 800 total miles between them. And I have a day job. There’s nothing to it if you put in a little effort.