We average about 2-3 months rent, so about 5-6k, but that includes sometimes one month vacancy and re-leasing expenses.It is expensive to be a PM.

A friend and mentor of mine is a real estate attorney genius and manages a literal $1B+ portfolio across broad asset classes including: restaurants, 500unit+ mixed use developments, hotels, storage spaces and hundred year land leases..they are refinancing several building at +/- 5.5% At scale - the impact is monumental.

Huge “instant value.”Except… I don’t know a single stabilized student housing operator running sub-30% OpEx without cutting corners so aggressively that the NOI becomes fiction.Here’s what I’m seeing in the real numbers:Where the OM breaks realityManagement fees appear included,but once you properly account for student housing staffing — 28% isn’t sustainable.CapEx reserves?

My playbook: get three quotes side‑by‑side for DSCR cash‑out vs HELOC vs small‑bank portfolio loan, include all fees and prepayment penalties, and only proceed if you still cash flow with a vacancy and repair buffer.

Her cost prior to me working on it to furnish a 3/3 including $2,800 of polywood outdoor furniture was $28k. 

Include the listing link so we can look at your marketing. 

Quote from @Jason Wray: I would venture it's due to companies like Continental Tire opening their $1.4Billion dollar plant, Amazon popping up several data centers including the "Last Mile"  facility amongst others. 

Just confirm ownership and offer to explore solutions at the right price.Are you focusing on single-family homes or also including small multifamily?

Hi all — My wife Ashley and I are exploring purchasing a turnkey, already-operating short-term rental (Airbnb/VRBO) before year-end.Target budget: <=$300,000Preferred markets: Tyler, TX or Little Rock AreaMust-have criteria:• At least 12 months historic payout data (Airbnb/VRBO)• Furnishings included or negotiable (already in operation)• STR legal / permitted (HOA or city OK)• Good guest-review profile (4.7+), low guest-drama neighborhood (we’d stay there ourselves)• Timeline: Clean close, turnkey transition, quick start.We’re not just dreaming — we’re ready to move quickly if the right property shows up.

Many investors successfully manage this process remotely, especially if the new property management company is experienced with out-of-state owners.Once you identify a new company, here’s a general outline of the process:Review Your Current Contract – Check for termination clauses, notice periods, and any penalties or fees.Notify Your Current Manager in Writing – Provide formal notice according to your contract terms.Coordinate with Your New Manager – The new company can often assist with the transition, including collecting tenant records, keys, lease agreements, and security deposits.Communicate with Tenants – Your new manager will typically send an introduction letter to tenants explaining the change.Ensure a Smooth Handoff – Confirm that the new company gets all necessary documentation and access.It’s also wise to ask the new company about their onboarding process, how they’ll handle the transition, and how they maintain communication—especially since that’s been a major issue for you.