Finding Property Manager
Atlanta, GA · Member since 2017 · 8 posts · 8 votes
Finding Property Manager
Most Popular Reply
Michael SmytheBusiness Member
Real Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votesWe’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 Management4.9464 Reviews
25 Replies
Hi Akshay, I recommend checking online reviews, getting referrals from local investors, and interviewing a few companies to compare their experience and systems. When you speak with them, ask how many properties they currently manage and how many staff members are on their team, as this gives you an idea of their capacity. Be sure to understand their full fee structure, including management, leasing, and renewal fees. It’s also important to ask how they handle maintenance requests and emergency situations, as well as their process for managing evictions or difficult tenants. These questions will give you a clear picture of how they operate and help you avoid issues down the road. Hope this helps!
- Atlanta, GA · Member since 2017 · 8 posts · 8 votes11mo
Quote from @Min Zhang:
Hi Akshay, I recommend checking online reviews, getting referrals from local investors, and interviewing a few companies to compare their experience and systems. When you speak with them, ask how many properties they currently manage and how many staff members are on their team, as this gives you an idea of their capacity. Be sure to understand their full fee structure, including management, leasing, and renewal fees. It’s also important to ask how they handle maintenance requests and emergency situations, as well as their process for managing evictions or difficult tenants. These questions will give you a clear picture of how they operate and help you avoid issues down the road. Hope this helps!
Thank you Min
- 11moMichael SmytheBusiness MemberReal Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
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 Management4.9464 Reviews- Atlanta, GA · Member since 2017 · 8 posts · 8 votes11mo
Quote from @Michael Smythe:
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
Thank you for taking the time to share such a detailed and thoughtful response. I really appreciate the perspective, especially around how owners often underestimate the differences between PMCs and focus too much on price. Your examples around screening and contract clarity were genuinely helpful and gave me a better framework for what questions I should be asking.
I’m currently evaluating a few PMCs and absolutely agree that due diligence is key. My goal is to find a company whose processes, communication style, and service levels align with my expectations—not just the lowest fee. Your reminder to compare what each PMC doesn’t cover in their contract was especially valuable.
Thanks again for the insight and the resources (NARPM, BP PM Finder, and your articles). I’m using all of this to build a more structured approach for selecting the right fit. If you have any additional checklists or questions you think every owner should ask before signing with a PMC, I’d love to take a look.
- Real Estate Broker · Atlanta · Member since 2024 · 1k+ posts · 608 votes11mo
Akshay,
Finding the right property manager is extremely important, especially if you want to avoid costly issues later. Here are a few tips to help you choose wisely:
1. Verify their experience in your specific area.
Smyrna has a competitive rental market, so you will want someone who is knowledgeable about Cobb County and understands local pricing, tenant trends and county requirements.2. Ask how they screen tenants.
A good property manager should run:- Credit check
- Background check
- Rental history verification
- Income verification
- Landlord references
Poor screening is the #1 cause of future problems.
3. Ask about their communication style and response time.
You need someone who is responsive, keeps you updated and addresses repair issues quickly.4. Ask if they have their own repair team or trusted vendors.
Repairs can get expensive fast. Having reliable, affordable contractors can save you thousands over time.5. Make sure they are licensed and insured. Georgia requires a real estate license to manage rentals for others.
If you are looking for a property manager in Smyrna, I would be happy to speak with you. I am a licensed Georgia broker and property manager with a full repair/turnover crew to keep maintenance costs low.
Feel free to reach out if you would like to discuss your property or ask additional questions.
- Atlanta, GA · Member since 2017 · 8 posts · 8 votes11mo
Quote from @Janice Carter:
Akshay,
Finding the right property manager is extremely important, especially if you want to avoid costly issues later. Here are a few tips to help you choose wisely:
1. Verify their experience in your specific area.
Smyrna has a competitive rental market, so you will want someone who is knowledgeable about Cobb County and understands local pricing, tenant trends and county requirements.2. Ask how they screen tenants.
A good property manager should run:- Credit check
- Background check
- Rental history verification
- Income verification
- Landlord references
Poor screening is the #1 cause of future problems.
3. Ask about their communication style and response time.
You need someone who is responsive, keeps you updated and addresses repair issues quickly.4. Ask if they have their own repair team or trusted vendors.
Repairs can get expensive fast. Having reliable, affordable contractors can save you thousands over time.5. Make sure they are licensed and insured. Georgia requires a real estate license to manage rentals for others.
If you are looking for a property manager in Smyrna, I would be happy to speak with you. I am a licensed Georgia broker and property manager with a full repair/turnover crew to keep maintenance costs low.
Feel free to reach out if you would like to discuss your property or ask additional questions.
Thank you for such a clear and practical breakdown — this is really helpful. I completely agree that finding the right PM upfront saves a ton of headaches later, especially in a competitive market like Smyrna.
Your points about local Cobb County experience, detailed tenant screening standards, and strong communication really resonate with what I’m looking for. The repair/turnover side is also a huge factor for me, so it’s good to hear you have a dedicated crew to help manage those costs.
Since you're a licensed Georgia broker and actively managing properties in the area, I'd be interested in learning more about your approach and seeing whether it’s a good fit for my condo in Smyrna. What’s the best way for us to connect — phone call, email, or text?
Thanks again for offering to help. I appreciate it.
- 11moDavid PeschioBusiness MemberRichmond, VA · Member since 2019 · 358 posts · 181 votes
I recommend you call and interview many property management companies in the area.
From my perspective, a successful relationship hinges on aligned views regarding property management strategies and common goals. When this alignment exists, the partnership is healthy and worthwhile; conversely, misaligned expectations often lead to a miserable experience for both parties. Google reviews can be misleading since most can be angry tenants.- Atlanta, GA · Member since 2017 · 8 posts · 8 votes11moYes. Thank you so much David. I am in the process of interviewing PMCs.
Quote from @David Peschio:
I recommend you call and interview many property management companies in the area.
From my perspective, a successful relationship hinges on aligned views regarding property management strategies and common goals. When this alignment exists, the partnership is healthy and worthwhile; conversely, misaligned expectations often lead to a miserable experience for both parties. Google reviews can be misleading since most can be angry tenants.
- 11moStephen QuesinberryBusiness MemberReal Estate Agent · Cumming, GA · Member since 2016 · 229 posts · 157 votes
Akshay,
I’m also in Atlanta and can help with some recommendations. I own/partner on about 300 units.
A few things to keep in mind as you’re evaluating property managers:
1. Location matters more than people realize.
Some managers are excellent in specific pockets of the city but don’t have coverage—or strong staff—in others. In your case, you want someone who is truly active and established in Cobb County, not just “servicing metro Atlanta.”2. Be very specific about the type of manager you need.
A multifamily PM, STR PM, and single-family rental PM are completely different skill sets. Some companies claim they can do all three, but the operating models are worlds apart. I've personally run into issues when SFR managers try to manage multifamily—it's just not the same business.3. Start with referrals only.
You’re already doing the right thing. Build your list from warm referrals, not Google searches. If an owner or operator is willing to vouch for a PM, that’s a sign they’ve delivered real results.4. Ask the right operational questions.
This is where you separate the good from the great. Focus on:-
How they handle vacancy
-
Their unit turn process
-
Their pre-leasing and leasing timeline
-
Their screening criteria
-
Their approach to evictions and delinquency
These five areas are the 80/20 of property management—if they can’t articulate a clear system around these, move on.
Happy to help further.
Cornerstone Real Estate Partners- Atlanta, GA · Member since 2017 · 8 posts · 8 votes11mo
Quote from @Stephen Quesinberry:
Akshay,
I’m also in Atlanta and can help with some recommendations. I own/partner on about 300 units.
A few things to keep in mind as you’re evaluating property managers:
1. Location matters more than people realize.
Some managers are excellent in specific pockets of the city but don’t have coverage—or strong staff—in others. In your case, you want someone who is truly active and established in Cobb County, not just “servicing metro Atlanta.”2. Be very specific about the type of manager you need.
A multifamily PM, STR PM, and single-family rental PM are completely different skill sets. Some companies claim they can do all three, but the operating models are worlds apart. I've personally run into issues when SFR managers try to manage multifamily—it's just not the same business.3. Start with referrals only.
You’re already doing the right thing. Build your list from warm referrals, not Google searches. If an owner or operator is willing to vouch for a PM, that’s a sign they’ve delivered real results.4. Ask the right operational questions.
This is where you separate the good from the great. Focus on:-
How they handle vacancy
-
Their unit turn process
-
Their pre-leasing and leasing timeline
-
Their screening criteria
-
Their approach to evictions and delinquency
These five areas are the 80/20 of property management—if they can’t articulate a clear system around these, move on.
Happy to help further.
Thanks so much for sharing this — really appreciate the clarity and the Atlanta-specific perspective. It helps a lot coming from someone who actively owns and operates at scale.
Your points about location and specialization definitely resonate. I agree that for my condo in Smyrna, I want a PM who is truly established in Cobb County, not just someone covering "Metro Atlanta" on paper. And your reminder about not mixing SFR, multifamily, and STR skill sets is spot on — I've seen the difference firsthand.
I’m starting with referrals just like you suggested, and your framework around vacancy management, turns, pre-leasing, screening, and delinquency is exactly the kind of structure I needed for my conversations.
Since you’re local and have experience with a big portfolio, do you have any PMs you personally recommend who are strong specifically in the Smyrna / Cobb County area? Even one or two names to start with would be extremely helpful.
Happy to share more details if needed — and thanks again for offering to help.
-
- 11moStephen QuesinberryBusiness MemberReal Estate Agent · Cumming, GA · Member since 2016 · 229 posts · 157 votes
Sure, send me a PM with what type of property you have and if it's a long term rental or short term.
Cornerstone Real Estate Partners - Member since 2024 · 4 posts · 2 votes10mo
Quote from @Stephen Quesinberry:
Sure, send me a PM with what type of property you have and if it's a long term rental or short term.
Hi Stephen, I also sent you a message regarding PM in Cobb County. Please check! Thank you!
- New to Real Estate · Atlanta, GA · Member since 2024 · 5 posts · 3 votes9mo
i dont know how to delete my post
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- 11moMackaylee BeachPro MemberReal Estate Agent · Kansas City, MO · Member since 2020 · 1k+ posts · 494 votes
First, start by researching local property management companies online and reading reviews from other property owners. Websites like Yelp, Google Reviews, and the Better Business Bureau can provide valuable insights. Once you have a shortlist, arrange interviews with potential managers. Here are a few great questions you can ask.
What services do you provide, and what are your fees? Do you handle maintenance, tenant screening, and rent collection?
How do you communicate with property owners? Will you provide regular updates, and how quickly do you respond to inquiries?
What is your process for screening prospective tenants? How do you ensure they are reliable and responsible?
How do you handle maintenance issues? Do you have a network of trusted contractors, and how are costs managed?
What is your average vacancy rate for properties you manage, and how do you minimize vacancies?
- How often will I receive financial reports, and what will they include?
By asking these questions, you can gauge the professionalism and reliability of a property manager, ensuring that you choose someone who will effectively manage your investment.
- Atlanta, GA · Member since 2017 · 8 posts · 8 votes11mo
Quote from @Mackaylee Beach:
First, start by researching local property management companies online and reading reviews from other property owners. Websites like Yelp, Google Reviews, and the Better Business Bureau can provide valuable insights. Once you have a shortlist, arrange interviews with potential managers. Here are a few great questions you can ask.
What services do you provide, and what are your fees? Do you handle maintenance, tenant screening, and rent collection?
How do you communicate with property owners? Will you provide regular updates, and how quickly do you respond to inquiries?
What is your process for screening prospective tenants? How do you ensure they are reliable and responsible?
How do you handle maintenance issues? Do you have a network of trusted contractors, and how are costs managed?
What is your average vacancy rate for properties you manage, and how do you minimize vacancies?
- How often will I receive financial reports, and what will they include?
By asking these questions, you can gauge the professionalism and reliability of a property manager, ensuring that you choose someone who will effectively manage your investment.
Thank you for outlining these points — this is genuinely helpful. I’m currently evaluating a few local property management companies, and your list of questions gives me a solid framework to compare them in a structured way.
I especially appreciate the emphasis on understanding the full scope of services, communication expectations, and how they handle maintenance and tenant screening. Those are areas I definitely want clarity on upfront.
I’m already reviewing online feedback and setting up conversations with a few PMCs, and your guidance will help me ask the right questions to assess their reliability and overall professionalism. If you have any additional tips or red flags to watch out for when interviewing PMCs, I’d love to hear those as well.
- 11moPatrick O'SullivanBusiness MemberProperty Manager · Phoenix, AZ · Member since 2024 · 551 posts · 210 votes
@Akshay Patel great question, and it looks like you're already heading in the right direction by doing your due diligence and asking the right questions.
When evaluating property managers, here are a few key things to consider and ask about during your interviews:
-
Local experience
Make sure they have hands-on experience managing properties in Cobb County or Smyrna specifically. Local knowledge helps with pricing, compliance, and attracting the right tenants. -
Tenant screening process
Ask what their process looks like from start to finish. What credit and background checks do they run? Do they verify income and rental history? The more thorough, the better. -
Vacancy and leasing
Find out how long their properties typically sit vacant and what their leasing process looks like. Pre-leasing and having strong marketing channels can make a big difference. -
Maintenance procedures
Ask whether they use in-house maintenance staff or third-party vendors. Also, ask how they control costs and how quickly they respond to maintenance requests. -
Fee structure
Get a complete breakdown of all fees, including management, leasing, renewal, and any miscellaneous charges. Transparency here is key. -
Communication and reporting
You want a manager who is responsive and proactive. Ask how often they send financial statements and what kind of updates you can expect. -
Eviction and rent collection policies
Understand how they handle late payments, delinquencies, and legal filings. Clear procedures here help prevent surprises later on.
Also, consider asking for a sample management agreement and comparing it with a few others. Pay close attention to what is not included or clearly defined.
Best of luck as you go through the process. Taking the time now to vet your options thoroughly will save you a lot of trouble in the long run.
get MULTIfamily Property Management4.7214 Reviews -
- Member since 2025 · 104 posts · 37 votes11mo
A good PM Company is definitely a Must Have. Definitely want to make sure they are full service, do periodic walk throughs, and have a solid Owner Portal.
- 11moDavid PeschioBusiness MemberRichmond, VA · Member since 2019 · 358 posts · 181 votes
@Akshay Patel Good luck and reach out if you need any help after you do your interviews.
- 10moRaymond J. RodriguesBusiness MemberLender · Miami, FL · Member since 2017 · 1k+ posts · 797 votes
@Akshay Patel I recommend reaching out to @Janice Carter. She is local to the area and can provide you with property management services.
Helm Mortgage Corp.5119 Reviews - Member since 2024 · 4 posts · 2 votes10mo
Quote from @Akshay Patel:
Hi All,
I am trying to find a property manager for a property that I own in Smyrna, GA. How do I look for good one and what are the right questions to ask to avoid and future issues.
Thank you,
Akshay
Hi Akshay,
I'm also looking for investment properties in Marietta, GA, and I wonder if we could share information. DMed you! Thank you. - 10moPatrick O'SullivanBusiness MemberProperty Manager · Phoenix, AZ · Member since 2024 · 551 posts · 210 votes
A lot of good advice already shared here. Hope it helps you narrow things down and find a property manager that’s a good long-term fit.
get MULTIfamily Property Management4.7214 Reviews - Property Manager · Fort Worth, TX · Member since 2014 · 77 posts · 30 votes3mo
The mistake most people make is treating this like hiring a vendor when it's really more like hiring a business partner for your asset. Start with NARPM.com for certified managers in your market, but don't stop at credentials... ask for two or three current client references and actually call them. The questions that matter most: do they mark up vendor invoices (big one), how many properties does each manager personally oversee, and what does their communication process look like when something breaks. I'd also ask to see a sample owner statement before you sign anything — that one document tells you everything about how they run their operation. A great PM protects your tenant relationship AND your bottom line; those two things don't have to be in conflict.
- Property Manager · Atlanta, GA · Member since 2020 · 17 posts · 0 votes1mo
Hi! I’m a property manager serving Smyrna and the metro Atlanta area. When interviewing property managers, I’d recommend asking about their tenant-screening process, communication and reporting, maintenance procedures, fees, eviction handling, and experience with properties like yours. I’d be happy to answer any questions or discuss your property. Feel free to send me a message!
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