All Forum Posts by: Daniel Shaked

Frazz, at two doors you don’t need the Cadillac of property-management suites—just a lightweight tool that keeps money, docs, and back-and-forth in one place. Aim for something that lets you: (1) collect rent online and automatically log every payment, (2) track repairs with vendor notes and receipts in one thread, (3) keep all tenant messages in a single, timestamped feed you can search later, and (4) spit out basic financial reports (income, expenses, year-end totals) without wrestling Excel. Nail those four and the software fades into the background so you can focus on service, not screens.

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.

Hi Zach,

Having worked with numerous real estate investors who used to self-manage from out-of-state, I've seen firsthand what makes this approach work (and what causes major headaches).

Look, the reality is you'll need a solid local network. This isn't just general advice - it's absolutely essential. Find those dependable contractors and handymen who respond to texts and actually show up when promised. I recommend having at least two options for each service because the good ones are often busy when you need them most.

Technology has been a game-changer for remote landlords. Good property management software handles rent collection, maintenance tickets, and lease signing without you needing to be physically present. This isn't optional anymore - it's table stakes for doing this successfully.

Be crystal clear with your tenants about how they should communicate issues. Nothing's worse than finding out about a small leak that turned into major damage because a tenant "didn't want to bother you" or couldn't reach you easily.

I've seen many investors successfully manage remotely, but it does require more systems and preparation than managing properties in your backyard.

Good luck! 

Hey Gash, great to see you diving into this — managing your own properties can be super rewarding, but there’s definitely a learning curve.

Since you're in San Diego, I'd start by getting familiar with California-specific landlord-tenant laws — they change often and can trip you up if you’re not up to date. The California Apartment Association is a solid resource for that.

Beyond the legal side, it’s really about building systems — how you screen tenants, handle maintenance, collect rent, keep records, etc. Start small, maybe with just one property, and create repeatable processes as you go.

Hourly billing sounds logical on paper, but in reality, very few owners are open to it—most expect all work to be included in the retainer. My take: if a property is consistently costing you more than it's worth, that’s a sign to renegotiate terms or reconsider the relationship. The goal isn’t to nickel-and-dime, but to make sure the arrangement is sustainable for both sides.

It’s tough when long-term tenants let cleanliness slide. I'd firmly address the issue directly first, clearly stating your expectations about upkeep and the property's condition. Give them a written list of specific cleaning requirements with a reasonable deadline (30 days). If they don't comply, begin the process of either termination or a substantial rent increase. Raising the rent closer to market rates usually helps sort things out naturally. Sometimes, planning for turnover and starting fresh ends up saving money and stress in the long run.

Lucas, stepping into property management without experience is a big challenge, but it’s doable if you set yourself up right.

1. Know the Law – Texas landlord-tenant laws, fair housing, evictions—get familiar or risk costly mistakes.
2. Use Systems – Property management software (Buildium, RentRedi) will save you headaches with rent tracking, maintenance, and lease management.
3. Plan for Repairs – Have a go-to list of reliable contractors and a process for handling maintenance fast.
4. Set Clear Terms with Your Friend – Define your authority, compensation, and how major decisions will be handled upfront.
5. 
   If you take this seriously, it can be a great learning experience—but cutting corners will cost you (and your friend). Best of luck!

You’re in a great position with solid tenants who pay early and handle minor maintenance themselves—that’s worth something. But being $500–$1,000 under market is a big gap. Raising rent gradually makes sense, but $50 a year isn’t really closing that gap.

A $200–$300 bump now, with a plan to continue adjusting over the next couple of years, seems reasonable. If they push back, you can always negotiate. Framing it around rising costs—property taxes, insurance, and maintenance—helps them understand it’s not just about maximizing rent but keeping the place running.

Also, have a conversation with them. Some long-term tenants don’t realize how far below market they are. Bringing up comps and discussing a reasonable increase could go a long way in getting them on board without feeling blindsided. If they do decide to leave, the question is whether you’re ready for turnover costs and the work involved in finding equally reliable tenants.

In the end, it’s about balancing fair market rent with keeping good tenants.

Managing remotely can work if you have strong systems in place, but having reliable maintenance support is key. Finding a trustworthy handyman is often the biggest challenge. Best approach? Referrals from your existing tradespeople (electricians, plumbers, etc.), local landlord groups, or even property managers who offer maintenance-only services. Platforms like Thumbtack or TaskRabbit can help for smaller jobs, but test them on minor tasks first.

Since your buildings are 100+ years old, unexpected repairs will come up. Having a clear process for handling maintenance requests, tenant communications, and emergencies will make things smoother. Consider setting up a local contact (friend, neighbor, or tenant) to do quick check-ins when needed.

With a year to prepare, you have plenty of time to test out different solutions and see what works best for you. You’re in a solid position—just make sure your setup minimizes stress while keeping things running efficiently!

Sounds like you made the right choice! Hiring a local property manager can save you a lot of time, stress, and potential legal headaches, especially in a market like KCMO with evolving tenant laws.

A good PM isn’t just about handling maintenance calls—they should optimize rent pricing, screen tenants thoroughly, and ensure lease enforcement so you don’t have to. The key is finding the right one. Make sure they have a solid local reputation, transparent fees, and proactive communication.

If you ever want to evaluate their performance down the road, keep an eye on vacancy rates, rent collection efficiency, and overall tenant satisfaction. Wishing you a smooth and profitable rental experience!