Questionable property management
Member since 2026 · 14 posts · 9 votes
Questionable property management
Most Popular Reply
Michael SmytheBusiness Member
Real Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votesQuote from @Keyton Kieffer:
hi y'all, starting to invest in the Birmingham area and trying to find a decent property management company for lowerincome housing.
I was just about locked in on using Evernest. But starting to second-guess that decision after reading through pages and pages of reviews I'm starting to think it might not be the right path. Any of you ever used Evernest and have any advice?
i'm thinking now maybe pure property management might be a better choice. What are you guys think?
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 Management4.9446 Reviews
19 Replies
- Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes5mo
What specific questions are you asking in order to determine how they actually operate?
Have you reviewed actual reports that Owners of your size receive?
Have you reviewed their Management Agreement, and understand all of the terms that directly affect you?
Have you driven by properties that they manage?
- Real Estate Broker · Coppell, TX · Member since 2011 · 5k+ posts · 4k+ votes5mo
Quote from @Keyton Kieffer:
hi y'all, starting to invest in the Birmingham area and trying to find a decent property management company for lowerincome housi
Number one I don't think anybody or any tenant loves their property manager. It just seems like a business that's full of complaints.
I don't know but I would expect most property managers don't like managing low income properties. It's a lot more work on already thin margins.
I mean if you get 10 or 100 units that are B units and then you get one c or d property they might do it to keep your business. But if C and d is your strategy... It might be harder to find a property manager and chances are you won't like them.
I think a good strategy if you're local to the neighborhood is to manage yourself. You'll probably do some things they're wrong and you'll probably have a good learning curve but in the end you'll probably make more money and be happier with the experience. Nobody will manage and take care of your properties like you do.
- Member since 2026 · 14 posts · 9 votes5mo
@Bruce Lynn yeah Bruce that's the problem here. Everybody has such negative reviews mainly from tenants. I guess it is just the nature of the business. People tend to jump when they have something negative to say but take no action when they have something good to say. being new to the business and the area makes it a little scary from my point of view, When the reviews are the only thing we have to judge whether the company is going to do what they say they will do.
- Member since 2026 · 14 posts · 9 votes5moYeah, you guys are totally right, my apologies I didn’t mean for that to come off sounding the way it did. Just trying to make a good decision here. I was hoping somebody would give me some good insight on Evernest. I was just having trouble finding that positive review.
- 5moMichael SmytheBusiness MemberReal Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
Quote from @Keyton Kieffer:
hi y'all, starting to invest in the Birmingham area and trying to find a decent property management company for lowerincome housing.
I was just about locked in on using Evernest. But starting to second-guess that decision after reading through pages and pages of reviews I'm starting to think it might not be the right path. Any of you ever used Evernest and have any advice?
i'm thinking now maybe pure property management might be a better choice. What are you guys think?
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 Management4.9446 Reviews- Member since 2026 · 14 posts · 9 votes5mo
@Michael Smythe thanks Michael for the advice and the links. It definitely helps
- 5moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
Stay away from Evernest. I've heard too many stories of nightmare communication, slow maintenance responses, and them disappearing when things get messy. Your gut is right to second-guess. And honestly, for lower-income housing, you need a PM that's aggressive on collections and stays on top of maintenance issues. Evernest is built for passive landlords, not for someone actively managing cash flow.
Pure property management is the better move for your situation. Find a local firm that's been managing lower-income properties in Birmingham for 5+ years. Call 3-4 investors in the area who use them, ask about eviction handling, maintenance response times, and whether the PM actually follows your rehab specs. Avoid the national brands for lower-income housing. They don't care about your 20% returns when they've got 50 other landlords paying them the same fee.
Your first screen should be: do they actively manage evictions, or do they refer you to a lawyer? If they refer you out, they're not equipped. Second screen: can you talk to an owner they've worked with for 3+ years in that asset class? If they avoid that question, move on.
Have you connected with any local investors in Birmingham yet who are managing lower-income properties, or are you still building that network?
- Property Manager · Member since 2025 · 12 posts · 7 votes5mo
Hey, I completely understand where you’re coming from and I appreciate you sharing your perspective.
I cover the Birmingham and Atlanta market investor relationships with Evernest Property Management and I am local here. At the core of what we do, our goal is to make property ownership as hands-off and scalable as possible for our owners. We manage tens of thousands of properties, so naturally, you’re going to see a wide range of experiences online, especially from tenants.
To your point, a large portion of negative reviews in this space tend to come from tenant-side interactions, often tied to situations like collections, lease enforcement, or maintenance expectations. And as you know, those situations are rarely black and white. There’s usually more context behind each one.
That said, we don’t run from feedback. We’re very transparent in how we operate. We’re not the cheapest option, and no company is perfect, but what we do focus on is consistency, accountability, and making things right when issues arise.
A few things I’d highlight:
- We operate on a month-to-month agreement, so owners are never locked in
- We maintain an 86%+ renewal rate, which speaks to tenant retention and stability
- We handle collections, maintenance, and coordination at scale, with systems in place so operations don’t rely on one individual
I’d actually welcome the opportunity to have a real conversation with you or anyone in this thread to walk through how we handle things like evictions, maintenance timelines, or property-specific strategies.
At the end of the day, every owner’s situation is different, and it’s really about finding the right fit. If nothing else, I’m always open to having an honest conversation so you can make the best decision for your portfolio.
If any investor or agent is local, feel free to reach out for coffee or lunch on us for a conversation. Good, Bad, or Indifferent, we are here to help point you in your best direction, even if its not with us.
- Investor · Long Island, NY · Member since 2026 · 18 posts · 19 votes1mo
@Khalilah Williams hi! Would love to connect with you as I'm looking to build relationships with property managers in Birmingham.
- Property Manager · Fort Worth, TX · Member since 2014 · 77 posts · 29 votes5mo
The reviews will scare you but the real test is simpler than you think. Ask them one question: do you mark up maintenance invoices, and if so, by how much? A great PM will answer that without hesitation and show you their vendor invoices. A bad one will dodge it or bury it in the contract. After 30 years I can tell you that maintenance transparency is the single biggest indicator of whether a PM is working for you or working the system. Everything else... screening, communication, renewals... follows from that same culture.
- 5moNatalie NixonPro MemberReal Estate Consultant · Birmingham, AL · Member since 2023 · 18 posts · 10 votes
Depending on where your Birmingham properties are located, have you checked out Atlas Property Management?
- Member since 2022 · 9 posts · 5 votes5moDo you use Atlas? If so, what’s your experience with them like?
Quote from @Natalie Nixon:
Depending on where your Birmingham properties are located, have you checked out Atlas Property Management?
- Birmingham, AL · Member since 2025 · 20 posts · 2 votes5mo
What are you looking for small company that cares about your investment that puts eyes on the property just about everyday or some large company that pisses off investors and tenants. I can name a couple of small companies that have great numbers with low vacancy/turns
- Property Manager · Fort Worth, TX · Member since 2014 · 77 posts · 29 votes3mo
The biggest mistake I see investors make is treating property management like a commodity... price shopping for a PM the same way you'd shop for groceries. After 30 years in this business, I can tell you the contract tells you everything. If a service isn't spelled out in writing, you either won't get it or you'll pay extra for it later. Ask them to walk you through their tenant screening process step by step... you'd be shocked how many companies do almost nothing. Find a PM who's willing to be transparent before you sign, because the ones who aren't transparent upfront won't get better once they have your keys.
- Member since 2026 · 1 post · 0 votes3mo
- use a local/family run PM, frank poe or Kelli Gilmer are my go to recommendations
- stay away from decas group at all cost
- Contential isnt bad but everything is on paper and scanned - Real Estate Broker · Member since 2024 · 129 posts · 60 votes2w
@Keyton Kieffer National PMs often look great on Google and soft on Birmingham Class C ops. Don't pick on brand. Pull 2–3 management agreements side by side and compare screening rules, maintenance markup, leasing fees, and how they handle turns. What door count and price band are you buying into?
- 1wGeorge PunnenPro MemberProperty Manager · Member since 2024 · 16 posts · 3 votes
Went through this exact evaluation a couple years ago with 55 units, and made the mistake you're trying to avoid. Picked a big PM with a clean sales pitch... fired them within a year.
A few things I'd check in a PM:
Look at how maintenance works. Is there a markup on repairs? Do you see the actual contractor invoices? On older housing stock, a 10-15% repair markup can be significant.
How many doors each property manager handles. Much over 200 and your tenants are waiting days for a callback.
A sample owner statement. If you can't make sense of it in two minutes, that's your life every month.
For lower-income housing specifically, given higher collections and turnovers - ask them to walk you through exactly what happens on the 2nd, the 5th, and the 10th when rent doesn't come in, and their average days-to-lease after a move-out. Vague answers here... that's your answer.
On price, compare the full stack, not the headline. 8% with nothing else beats 6% plus leasing fees, renewal fees, inspection fees, and repair markups. My old contract ran close to 12% all-in against a “10%” headline.
For what it's worth, after we fired the national firm, We ended up with a small dedicated overseas team running the units remotely. We wanted to save cost and also remain somewhat passive so we we asked them to build a small team of MBAs who makes decisions and can hold good conversations with tenants. Tenants text one number, the team handles it, and I get a one-line summary in the morning. Costs about 4% of collected rent, no leasing fee, no renewal fee, no repair markup, three quotes on every repair.
Happy to answer more questions on our setup.
Join the conversationCreate a free account to reply, vote on answers and follow this thread.