Even if you stick with a property manager, keep track of all charges, they're still deductible.

Hello everyone, I’ve been speaking with landlords/ property managers to better understand the operational challenges they’re facing and if they resolved it, then how did they do it.

I handle all of the acquisitions and intake of new and prospective property management clients.  

They find the property, manage the renovation and furnishing then manage it.

I've used many property management softwares through the years. 

I’m John, the Business Development Manager at Real Property Management.

It's a miracle if I ever manage to actually speak to them on the phone.

I self-manage but I did have a daughter who was in school there so I could understand the leasing cycles and I was given the previous owners leases to start . Definitely try to understand if it’s rented as a student rental now on the academic year schedule.  many times they say they are student rental because they’re close to the university, but they’re not on the academic year schedule .Ours are all one year leases, but all have to move out a couple days early so we can do the turnover.  Go and call around to other landlords in the area or property management companies and get copies of leases and act as a renter and trying to understand what the requirements are and their best practices.  in our area, it is common to pre-lease 9 to 10 months in advance before the academic year begins and for tenants to pay every utility including water .

I have worked with around 11 property management companies in 4 states since 2009, and they are the worst, by far.

With repair costs rising and turnover times increasing, many are adjusting recommended reserves.Common answers I’m hearing:• $2,000–$3,000 per unit for single-family• 1–2 months of rent for multifamily• Additional reserves for older propertiesSome investors are also using short-term funding to cover heavier turnovers or larger repairs instead of draining reserves.Curious what property managers and self-managing landlords here recommend — what’s your reserve target per door in last quarter of 2025?