C class neighborhood property Management issue

[Satish Chandra]

Hello everyone,

Hope you’re all doing well. This is my first post here, and I’m looking for some guidance from the BP community regarding an out‑of‑state long‑term rental.

I purchased a duplex in September 2024. One unit had a Section 8 tenant who stayed until recently when she lost her assistance. The other unit has now been vacant for three months after I had to evict a non‑paying tenant.

My main challenge right now is with property management. I switched to ERA a few months ago because my previous PM couldn’t clearly explain expenses. After the switch, ERA handled the eviction and sent three different vendors to quote the turn‑over work. All three came back between $8k and $10k. When I questioned the pricing, the PM responded in a rude and dismissive way, basically saying I either accept their vendors or find my own.

I ended up finding a local vendor myself who completed all the work — plus additional items — for $4.5k.

Shortly after that, ERA reported break‑ins and said I needed door bolts, a storm door, and a camera system. Their quote was $1,600. I pushed back, but ultimately I ended up paying the $1,600, which wiped out my cashflow for the month.

To make things worse, they installed a basic camera for $275 with a $100 monthly subscription. I told them I wasn’t okay with that and asked them to remove it. After that, I purchased my own Ring camera for $100 with a $5 monthly plan, which is all the property really needed.

Their response was basically:

• They took over the property when both units were problematic
• They’re doing more than what is “normally done”
• If I’m not happy, I can switch management

So here are my questions for the community:

1. I signed a one‑year agreement with this PM. Is it possible to terminate early?
2. Can an out‑of‑state owner realistically self‑manage a duplex like this?
3. I now have reliable vendor contacts for repairs, plumbing, and handyman work — does that make remote management more feasible?

It’s a long post, but I’m hoping to get some solid advice and insight from the BP gurus.

[G. Brian Davis]

The bigger issue for me isn’t the repairs, it’s that you don’t seem to trust what they’re telling you anymore. That’s a tough way to own a property from another state. I’d check the agreement and see what it says about getting out early, but I’d also start talking to other PMs now. Having your own local vendors definitely helps, but I’d still want somebody local I trust handling the day-to-day stuff.