First rental across country, should I get a property manager?

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First rental across country, should I get a property manager?

Mike Smith
Member since 2025 · 5 posts · 4 votes

Hi

My Dad passed away recently and I inherited his townhouse. This will be my first rental and I dont have any plans to take on any others. I am across the country and new to all of this so I'm not sure what to expect. Id be cash flowing around $1800/mo so paying $250-$300/mo for a property manager is within the budget. But im also not one to just throw money away.

A property manager would give me a piece of mind I guess you can say. Does anyone have experience manager out of state rentals and have any advice?

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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
1y

Sorry for your loss.

Is there a reason why you want to keep the house?  If it was me, I'd sell it and use the money from the sale to buy a rental closer to where you live (or invest the money elsewhere).  If you want to keep it, then yes, get a good PM but also look up the rental laws for the area and bylaws for the townhouse complex.  Some areas are very tenant friendly.

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  • William WhitleyBusiness Member
    Accountant · TN · Member since 2025 · 146 posts · 92 votes
    1y

    Hello Mike,

    You probably do need a property manager, but you want to make sure that you interview them to help you get a good one.

    You can expect to pay somewhere around 10% of gross monthly rent, give or take. The property manager should handle securing a tenant, collecting rent, sending you a monthly profit and loss statement, along with your net rent, and if necessary, going through the eviction process. You can also have them pay utilities and other expenses out of the gross rent, so that all you have to do is receive the net rent every month. Ideally, the property manager you select will do all of this for you, but you should discuss all this with the property management candidates you interview.

    I hope that helps.

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  • Patrick DruryBusiness Member
    Real Estate Agent · Columbus, OH & Cleveland OH · Member since 2021 · 1k+ posts · 2k+ votes
    1y

    @Mike Smith
    I think you answered your own question. You're out of state with no knowledge of previously managing real estate. Self-managing in that situation is a recipe for disaster in my opinion. I would recommend interviewing some property managers 

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    • Mike Smith
      OP
      Member since 2025 · 5 posts · 4 votes
      1y
      Quote from @Patrick Drury:

      @Mike Smith
      I think you answered your own question. You're out of state with no knowledge of previously managing real estate. Self-managing in that situation is a recipe for disaster in my opinion. I would recommend interviewing some property managers 

      Yes I understand.  I'm pretty of top of things but this is also my first rental. I have the local plumber lined up as well as warranty on AC and heating unit which gets serviced once per year. Any contractor repairs I have a buddy in town or can get referred to by my realtor. All exterior issues the association takes care of. The place overall is in pretty good condition. 
      0Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    1y

    @Mike Smith how much time do you want to invest in learning how to properly manage a rental?

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  • Mike Smith
    OP
    Member since 2025 · 5 posts · 4 votes
    1y

    Thanks

    The tenants would be paying their own utilities, etc. My main concern is just having someone available if needed to stop there for repairs, etc. Also being able to handle the eviction process if that is ever needed. 

    I guess if it's within the budget it's probably best to have a PM to give me a peace of mind.

    0Reply
  • Kerlous TadresBusiness Member
    Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
    1y

    If you're not planning to buy more rentals and you're across the country, hiring a property manager makes a lot of sense. Your cash is flowing well, and $250–$300/month for peace of mind, tenant management, maintenance coordination, and legal compliance is a solid trade-off. You're not throwing money away you're buying time, protection, and less stress.

    That said, make sure to interview a couple managers, ask about all fees (not just the monthly cut), and make sure they have experience with rentals like yours. It’s still your asset, so getting the right PM matters.

    [email protected]614-490-1163
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    • Mike Smith
      OP
      Member since 2025 · 5 posts · 4 votes
      1y
      Quote from @Kerlous Tadres:

      If you're not planning to buy more rentals and you're across the country, hiring a property manager makes a lot of sense. Your cash is flowing well, and $250–$300/month for peace of mind, tenant management, maintenance coordination, and legal compliance is a solid trade-off. You're not throwing money away you're buying time, protection, and less stress.

      That said, make sure to interview a couple managers, ask about all fees (not just the monthly cut), and make sure they have experience with rentals like yours. It’s still your asset, so getting the right PM matters.


       Yes that hard part, finding a company you can trust. Is there another forum section to post in here if anyone has experience working with a PM in northern New Jersey?

      1Reply
  • Kate Sanchez
    Member since 2025 · 248 posts · 101 votes
    1y

    @Mike Smith  Interview 2–3 before choosing, though. Are you planning to hold this long term or eventually sell?

    0Reply
  • Kevin Jo
    Member since 2025 · 28 posts · 22 votes
    1y

    A property manager for a townhouse is overkill. You have the association. There is no lawncare, garbage, outside repairs, water line repairs, sewer issues, etc. You simply need a plumber to call if there is a toilet or sink issue. If you ever need an eviction just call a lawyer. Your going to need a lawyer and want a lawyer for evictions, not a PM. Don't overthink it.  

    3Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    1y

    Sorry for your loss.

    Is there a reason why you want to keep the house?  If it was me, I'd sell it and use the money from the sale to buy a rental closer to where you live (or invest the money elsewhere).  If you want to keep it, then yes, get a good PM but also look up the rental laws for the area and bylaws for the townhouse complex.  Some areas are very tenant friendly.

    4Reply
  • David PeschioBusiness Member
    Richmond, VA · Member since 2019 · 358 posts · 181 votes
    1y

    Yes, I’d absolutely recommend hiring a property manager—especially since you’re new to it and living across the country.

    That $250–$300/month for a good PM is worth it for the peace of mind alone. They’ll handle tenant issues, maintenance, rent collection, and local laws, which can get tricky when you’re not nearby. Just make sure to interview a few and check reviews before committing.

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  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    1y
    Quote from @Mike Smith:

    I'd be cash flowing around $1800/mo so paying $250-$300/mo for a property manager is within the budget. But im also not one to just throw money away.

    If your property rents for $2,500 a month, a property manager will charge around $250 a month or $3,000 a year. They may also have additional fees that bring that up to $4,000 a year.

    On the other hand, you could do it yourself and make one of the hundreds of common mistakes made by rookie landlords that will cost you $10,000 in lost revenue, cleaning, and maintenance, not to mention the headaches involved along the way.

    Learn what a good property manager looks like. Interview several. Pick one and let them handle the property correctly so you can avoid expensive mistakes and protect your time and sanity.

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  • Ayelet Wiedermann
    Passaic, NJ · Member since 2024 · 26 posts · 17 votes
    1y

    I would recommend hiring a property manager. We have many clients with one rental and by partnering with us (full disclosure, we are a property management company covering Northern Jersey), they can relax and truly have a passive investment while we handle the ins and outs. I'd be happy to chat if you'd like to learn more about how we partner with our clients to find them fantastic tenants and manage their properties.

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  • Shawn McenteerBusiness Member
    Realtor · Boonton Township, NJ · Member since 2013 · 2k+ posts · 1k+ votes
    1y

    Hi @Mike Smith the property is located in New Jersey?  Self managing can be very easy,  bulk of the work is screening tenants which you can hire realtor to handle and require tenant to pay realtor fee. Everything else is having well defined lease that breaks down expectation of tenant clearly.  When issues come up most agents with half a brain should have team in place to fix items/ tenant turnover.  All my clients get full access to these people as a white glove service for working with me.  Long story short self managing is worth $3k+ saved for maybe a few phone calls each year. 

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  • Malorie Moore
    Real Estate Agent · Memphis, TN · Member since 2021 · 88 posts · 50 votes
    1y

    Mike,

    I defiantly agree with the others that have responded. It will 100% make your life easier, but the hard part is finding one you can trust! I know you know, but just make sure to interview and ask HARD questions. Ask to see their track record. Wish I could help, but I  dont know anyone in NJ.

    Best of luck to you!!

    0Reply
  • Todd Dexheimer
    Rental Property Investor · St. Paul, MN · Member since 2016 · 3k+ posts · 3k+ votes
    1y

    Find the right property management company and hire them. 

    0Reply
  • Andrew Street
    Member since 2019 · 1k+ posts · 292 votes
    1y

    Hey there Mike - Sorry to hear about your dad. Having a good property manager can be worth the cost for the peace of mind alone. If you're not planning to scale and don’t want the stress of late-night calls or coordinating repairs from afar, the $250–$300/mo could be a solid investment. Just make sure to vet them well. Interview a few, check reviews, and ask about their local vendor network.

    I'd be happy to connect to share more ideas! 

    0Reply
  • Steve K.
    Realtor · Boulder, CO · Member since 2016 · 3k+ posts · 5k+ votes
    1y

    Personally if I had just one townhome and was in your position, I'd self-manage. It can be really hard to find a good trustworthy PM and some won't want to take on a new client with only one property IME. It sounds like the property is an A or a B class rental given the rent amount, which would make it easier to manage. If you are willing to learn the local landlord/tenant laws along with the basics of managing property, and can line up a good handyman to assist you with repairs as well as for referring tradespeople for whatever else comes up as needed, then you should be able to easily manage 1 property. Especially a townhouse where the exterior is all handled for you already. Also assuming there is a tenant in there currently? If they are good tenants and there isn't a PM managing the property currently, that would be even more reason to self-manage IMO. Another big factor is how often the unit turns over. If it is the kind of place that tenants tend to stay for several years, then it will be easier to manage from afar especially if you have responsible tenants. I'd hire someone to do quarterly, bi-annual or at the very least annual inspections for you so the tenants know you are paying attention. 

    It's a personal choice though: whether you want to take the time to learn how to manage a rental or not. If you don't want to do it just hire a PM, but it won't be hard if you are a quick learner and have the time to learn. There may be a landlord/ tenant handbook available for the area which explains all of the local laws you'll need to abide by. I'd start there and learn as much as you can from books and on here. You can outsource everything you need to professionals a la carte as needed without hiring a full time PM. For example there are services you can use to place a tenant, you'll use a lawyer for evictions as needed, a handyman can make repairs, there are 24-hour emergency plumbers, etc. I still self-manage some of my units even though I have a great PM (went through some bad ones before finding a good one and bad ones can cost you a lot of money). There are advantages to self-managing over using a PM besides not paying the 7-15% every month IME. 


    Sorry for your loss! 

    0Reply
  • Mark Cruse
    Investor · Fort Washington, MD · Member since 2014 · 1k+ posts · 1k+ votes
    1y

    I may be wrong, but it sounds like you believe it's very simplistic and hands off. With no experience at this, from a distance, it's very plausible that if you try, within in less than a year you will be scrambling to find a PM. 

    0Reply
  • Adam BartomeoBusiness Member
    Real Estate Broker · Cape Coral, FL · Member since 2015 · 2k+ posts · 1k+ votes
    1y

    All of the following say that you should hire a PM:

    - not within a 2 hr drive

    - Do not have experience

    - Do not want to have more rentals.

    The answer is simple...

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  • Daniel Shaked
    Property Manager · Las Vegas · Member since 2024 · 19 posts · 9 votes
    1y

    Hey Mike,

    First off—sorry to hear about your dad. Sounds like you're approaching this with the right mindset.

    Going with a property manager makes a lot of sense in your situation. The real work now is just making sure you find the right one. Here’s what I’d focus on:

    Talk to at least 2–3 PMs. Ask how they handle maintenance, what their response time is, and how they deal with late rent or problem tenants.

    Get super clear on fees—beyond the monthly percentage. Some PMs charge for things like renewals, markups on repairs, even basic admin.

    Ask for real references, ideally from other long-distance owners. A five-minute convo can save you a lot of headaches.

    You’ve got good instincts. Trust them—and don’t rush it.

    0Reply
  • Henry T.
    Member since 2022 · 1k+ posts · 1k+ votes
    1y

    It's hard enough to manage a property across the street, rather than one across the country with zero experience. Forget it.  Sell it (you'll pay no tax), and put the money into a high interest money market fund. You'll probably make as much monthly income or more, without having to unclog someone's toilet or fix a sticking entry door. You'll also avoid property taxes, maintenance fees, insurance, property management.  If you want to be a landlord, then sell it and by one down your street. Since this is an inheritance you wouldn't need to 1031.

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  • Connor Hibbs
    Lender · Ellington, CT · Member since 2024 · 210 posts · 103 votes
    1y

    I'd highly recommend getting a property manager to keep an eye on the property, especially since you won't be able to check in on the property at your convenience. As important as having a PM though is making sure that they are qualified, knowledgeable, and trustworthy. Having a bad property manager can be worse than having none, so do your due diligence before choosing who will look over your property.

    0Reply
  • Dave FosterBusiness Member
    Qualified Intermediary for 1031 Exchanges · St. Petersburg, FL · Member since 2013 · 9k+ posts · 9k+ votes
    1y

    @Mike Smith, Sorry for your loss. A good property manager is essential for an out-of-state investor since you wouldn't be readily accessible, unless you decide to sell the property and find something closer to home.

    On a positive note, the IRS allows the heirs to inherit the property at the new stepped-up basis, so if you decide to sell in the near future, you wouldn't have to pay any tax on appreciation until your Dad's passing.

    But if you choose to rent it out for some time and later down the line decide to sell the property, you can always do a 1031 exchange and defer whatever tax and depreciation you have, and reinvest it into another investment property.

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  • Samantha Wakaruk
    Property Manager · Allentown, PA · Member since 2025 · 14 posts · 6 votes
    1y

    First, so sorry for your loss. 

    Having a property manager takes a lot of stress off of you as the owner. If there is an emergency at the property, you are not woken up in the middle of the night, the PM is. 

    Do not just go with the first manager you find or the flashiest. Ask questions about the fees they charge. 

    - What is your monthly fee structure?

    - Do you utilize an in-house maintenance team? If so, how much is maintenance an hour?

    - What preventative maintenance does your company provide?

    - At what point in the maintenance process am I notified of the price?

    - What are other owners with a similar home within your management portfolio paying in monthly fees, and can I expect the same? 

    - How long are the property management contract terms?

    -  What is your leasing fee when you rent the property? 

    - How is the security deposit handled? 

    - How often do you perform routine checks on the property/tenant?

    - Do you charge a late fee for late rent/missed payments? If so, who receives that fee, the owner or the manager? 

    I would start with questions like these. I would go as far as saying that sometimes reviews are deceiving. It's very common for tenants to create fake accounts and write reviews, which can sometimes be hard for the manager to get removed without proof. A quick phone call or email can tell you a lot about a company. If they take days to respond to you, they will do the same when you contract them. If they are responsive and receptive, chances are they will be under contract as well. 

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