Managing Out of State Rental Unit on Your Own
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Corby GoadeBusiness Member
Investor · Boise, ID · Member since 2014 · 3k+ posts · 3k+ votesI hate to be a bummer, but this is how most people lose their shorts on real estate investing. If you think your numbers are tight now, wait until you get a tenant who moves in their entire extended family and starts a meth manufacturing business in your basement. When you try to evict them, it takes two years and then the contractor you found in Craigslist takes a $10K deposit for the repairs and immediatey blocks you.
I'm being a bit sarcastic, but there's some truth there. If you scroll through these forums, the majority of people who are struggling are remote, self managers.
If you don't like your PM, I'd shop around for a new one. Something to keep in mind, if you find a PM that you like, trust them and give them the leeway to do their thing.
23 Replies
Hey Siddhrath! That’s a smart move—self-managing gives you way more control over the financials, especially when margins are tight.You’re not alone in wanting to keep closer tabs on expenses—especially when cash flow is tight. If you're ever looking for a good leasing person or vendor recs locally, I can share a few names that have been solid for me.
Quote from @Min Zhang:
Hey Siddhrath! That’s a smart move—self-managing gives you way more control over the financials, especially when margins are tight.You’re not alone in wanting to keep closer tabs on expenses—especially when cash flow is tight. If you're ever looking for a good leasing person or vendor recs locally, I can share a few names that have been solid for me.
Thank you! I will get in touch
- 1yTravis TimmonsPro MemberRental Property Investor · Ellsworth, ME · Member since 2021 · 1k+ posts · 2k+ votes
I think the biggest problems to solve for is showings and tenant turnovers. You may have to pay a PM or agent 50-100% of 1 month's rent for tenant placement or get a smart lock and camera to allow people to do unsupervised showings. I know landlords that do this, but I have not and it makes me a little nervous.
We have smart locks on all properties and do not provide keys. They are in a lock box on the property in case of emergencies, but we have never had to use them.
As for tenant turnover, you hire a vendor or get in the car and go visit the property yourself. I'm a fan of spending time at your remote properties. There are just little quirks and issues that you'll never find unless you stay the night there. - 1yCorby GoadeBusiness MemberInvestor · Boise, ID · Member since 2014 · 3k+ posts · 3k+ votes
I hate to be a bummer, but this is how most people lose their shorts on real estate investing. If you think your numbers are tight now, wait until you get a tenant who moves in their entire extended family and starts a meth manufacturing business in your basement. When you try to evict them, it takes two years and then the contractor you found in Craigslist takes a $10K deposit for the repairs and immediatey blocks you.
I'm being a bit sarcastic, but there's some truth there. If you scroll through these forums, the majority of people who are struggling are remote, self managers.
If you don't like your PM, I'd shop around for a new one. Something to keep in mind, if you find a PM that you like, trust them and give them the leeway to do their thing.
Quote from @Corby Goade:
I hate to be a bummer, but this is how most people lose their shorts on real estate investing. If you think your numbers are tight now, wait until you get a tenant who moves in their entire extended family and starts a meth manufacturing business in your basement. When you try to evict them, it takes two years and then the contractor you found in Craigslist takes a $10K deposit for the repairs and immediatey blocks you.
I'm being a bit sarcastic, but there's some truth there. If you scroll through these forums, the majority of people who are struggling are remote, self managers.
If you don't like your PM, I'd shop around for a new one. Something to keep in mind, if you find a PM that you like, trust them and give them the leeway to do their thing.
Thank you for the honesty. You are right, there is a strong possibility our property gets misused if not managed correctly. In your experience, doing criminal background checks, credit history, employment history and eviction history helps mitigate these issues with tenants?
I know I am being optimistic, but I need to know more so that I can balance the risks and benefits of managing a property myself. My current plan is local reliable handyman for initial calls (came with a strong reference from someone I know. Has his own insurance and license), electric keypad locks, leasing agent charging one month rent for showing, having a network of local vendors for electric work, plumbing etc. (still working on vetting them), Innago for online portal management, rent collection, background checks etc.
Right now, when I say margins are tight, my property manager quoted a $12k bill for a unit turn and I am running net negative after paying mortgage and PM fees with markup on vendors. The rent is $1400 a month. I have invested close to $25k last year on property maintenance. It has become a source of cash drain which is pushing me to take things in my own hands.- 1yCorby GoadeBusiness MemberInvestor · Boise, ID · Member since 2014 · 3k+ posts · 3k+ votes
Quote from @Sid Verma:
Quote from @Corby Goade:
I hate to be a bummer, but this is how most people lose their shorts on real estate investing. If you think your numbers are tight now, wait until you get a tenant who moves in their entire extended family and starts a meth manufacturing business in your basement. When you try to evict them, it takes two years and then the contractor you found in Craigslist takes a $10K deposit for the repairs and immediatey blocks you.
I'm being a bit sarcastic, but there's some truth there. If you scroll through these forums, the majority of people who are struggling are remote, self managers.
If you don't like your PM, I'd shop around for a new one. Something to keep in mind, if you find a PM that you like, trust them and give them the leeway to do their thing.
Thank you for the honesty. You are right, there is a strong possibility our property gets misused if not managed correctly. In your experience, doing criminal background checks, credit history, employment history and eviction history helps mitigate these issues with tenants?
I know I am being optimistic, but I need to know more so that I can balance the risks and benefits of managing a property myself. My current plan is local reliable handyman for initial calls (came with a strong reference from someone I know. Has his own insurance and license), electric keypad locks, leasing agent charging one month rent for showing, having a network of local vendors for electric work, plumbing etc. (still working on vetting them), Innago for online portal management, rent collection, background checks etc.
Right now, when I say margins are tight, my property manager quoted a $12k bill for a unit turn and I am running net negative after paying mortgage and PM fees with markup on vendors. The rent is $1400 a month. I have invested close to $25k last year on property maintenance. It has become a source of cash drain which is pushing me to take things in my own hands.Sounds like you have a PM who is taking advantage of their clients. Unfortunately, it's pretty common. a $12K turn on a unit without capex that you were aware of is generally either poor management or they're just adding a ton on to contractor invoices to pad their pockets.
Have you interviewed any other PMs in the area?
Quote from @Corby Goade:
Quote from @Sid Verma:
Quote from @Corby Goade:
I hate to be a bummer, but this is how most people lose their shorts on real estate investing. If you think your numbers are tight now, wait until you get a tenant who moves in their entire extended family and starts a meth manufacturing business in your basement. When you try to evict them, it takes two years and then the contractor you found in Craigslist takes a $10K deposit for the repairs and immediatey blocks you.
I'm being a bit sarcastic, but there's some truth there. If you scroll through these forums, the majority of people who are struggling are remote, self managers.
If you don't like your PM, I'd shop around for a new one. Something to keep in mind, if you find a PM that you like, trust them and give them the leeway to do their thing.
Thank you for the honesty. You are right, there is a strong possibility our property gets misused if not managed correctly. In your experience, doing criminal background checks, credit history, employment history and eviction history helps mitigate these issues with tenants?
I know I am being optimistic, but I need to know more so that I can balance the risks and benefits of managing a property myself. My current plan is local reliable handyman for initial calls (came with a strong reference from someone I know. Has his own insurance and license), electric keypad locks, leasing agent charging one month rent for showing, having a network of local vendors for electric work, plumbing etc. (still working on vetting them), Innago for online portal management, rent collection, background checks etc.
Right now, when I say margins are tight, my property manager quoted a $12k bill for a unit turn and I am running net negative after paying mortgage and PM fees with markup on vendors. The rent is $1400 a month. I have invested close to $25k last year on property maintenance. It has become a source of cash drain which is pushing me to take things in my own hands.Sounds like you have a PM who is taking advantage of their clients. Unfortunately, it's pretty common. a $12K turn on a unit without capex that you were aware of is generally either poor management or they're just adding a ton on to contractor invoices to pad their pockets.
Have you interviewed any other PMs in the area?
Yes, we are currently working on getting our own quotes from contractors for this unit turn.
- 1yJimmy LieuBusiness MemberReal Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
Quote from @Sid Verma:
I am a new investor. I own rental units in Columbus Ohio and want to take over the management of these units myself. I currently have a property manager but we wanted tighter control on the finances as the units are not making any profits. I was planning to use the Innago app to help with messaging portals, payments and general management. How do you proceed with the logistics of managing your own units remotely? For example, who handles the keys locally, and are there services that can help me find tenants and organize showings?Hey Siddharth, welcome to BP and awesome to hear you already own rentals in Columbus — even better that you’re thinking about taking a more active role. Self-managing remotely is definitely doable with the right systems in place. Innago is a solid platform for rent collection, lease signing, and tenant communication, especially for landlords managing from afar. For local logistics like keys, showings, maintenance, etc., it really helps to build a small team on the ground. You’ll want a reliable handyman (or two), a local leasing agent or realtor who can help with showings, and maybe even a lockbox system or smart locks so you’re not relying on someone to physically hand off keys. Some leasing agents offer tenant placement only (no full PM contract), which might be a great middle ground — they can handle photos, listings, screenings, and showings for a flat fee or one month’s rent. You can also post your rentals yourself on sites like Zillow and Apartments.com, and use local vendors (via Thumbtack or referrals) for cleaning, repairs, and turnovers. Columbus has a strong investor community too, so don’t be afraid to network locally — there are meetups and Facebook groups where you can find trusted vendors and other self-managing landlords who’ve got solid contacts. You’re not alone in this — a lot of investors are going lean and managing remotely now. Happy to connect and answer any questions you have!
Jimmy Lieu, Red 1 Realty4.9120 ReviewsQuote from @Jimmy Lieu:
Quote from @Sid Verma:
I am a new investor. I own rental units in Columbus Ohio and want to take over the management of these units myself. I currently have a property manager but we wanted tighter control on the finances as the units are not making any profits. I was planning to use the Innago app to help with messaging portals, payments and general management. How do you proceed with the logistics of managing your own units remotely? For example, who handles the keys locally, and are there services that can help me find tenants and organize showings?Hey Siddharth, welcome to BP and awesome to hear you already own rentals in Columbus — even better that you’re thinking about taking a more active role. Self-managing remotely is definitely doable with the right systems in place. Innago is a solid platform for rent collection, lease signing, and tenant communication, especially for landlords managing from afar. For local logistics like keys, showings, maintenance, etc., it really helps to build a small team on the ground. You’ll want a reliable handyman (or two), a local leasing agent or realtor who can help with showings, and maybe even a lockbox system or smart locks so you’re not relying on someone to physically hand off keys. Some leasing agents offer tenant placement only (no full PM contract), which might be a great middle ground — they can handle photos, listings, screenings, and showings for a flat fee or one month’s rent. You can also post your rentals yourself on sites like Zillow and Apartments.com, and use local vendors (via Thumbtack or referrals) for cleaning, repairs, and turnovers. Columbus has a strong investor community too, so don’t be afraid to network locally — there are meetups and Facebook groups where you can find trusted vendors and other self-managing landlords who’ve got solid contacts. You’re not alone in this — a lot of investors are going lean and managing remotely now. Happy to connect and answer any questions you have!
This is very helpful! Thank you so much.
- 1yTravis TimmonsPro MemberRental Property Investor · Ellsworth, ME · Member since 2021 · 1k+ posts · 2k+ votes
I would also add that the class of tenant matters on self managing remotely. If it is A-B, 700+ credit score tenants, then go for it. C or below will present some challenges.
Quote from @Travis Timmons:
I would also add that the class of tenant matters on self managing remotely. If it is A-B, 700+ credit score tenants, then go for it. C or below will present some challenges.
Thanks. Its more of a B/B+ property, credit screening 650+. Thanks for your feedback
- Investor · Arroyo Grande, CA · Member since 2014 · 1k+ posts · 1k+ votes1y
Hey Siddharth,
I self-managed my 12-door Detroit portfolio even after moving back out of state, so I know exactly what you’re getting into. It’s definitely possible — I handled leasing, maintenance coordination, and everything else remotely for a while.
That said, it quickly became more of a job than I wanted. The logistics around turnovers, key exchanges, and even things like lease signings or small repair follow-ups just became too much. I had boots on the ground for specific tasks, but even then, coordinating it all took a toll.
If your goal is tighter financial control, I’d argue the better play is to simply find a stronger property manager. I’ve gone through a few and eventually landed on a smaller, independent operator who’s been much more responsive and aligned with my needs than the bigger PM shops.
Just my two cents — happy to answer anything else based on what I’ve learned.
- 1yKerlous TadresBusiness MemberRealtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
Hey Sid, managing remotely can work well with the right tools. Innago is a solid choice for handling payments, messaging, and maintenance. For keys, I’d suggest using a local locksmith or installing a keyless entry system. When it comes to finding tenants and showings, teaming up with a local realtor or using a property showing service can save you time. You can also list on Zillow and Craigslist to attract more tenants.
Kerlous Tadres | Reafco Real Estate541 Reviews - Real Estate Agent · Morristown, NJ · Member since 2020 · 207 posts · 128 votes1y
Implement an online system for rent collection and maintenance requests, use a realtor for vacancies, and know a local handyman. Just saved yourself thousands
- Investor · Center Moriches, NY · Member since 2016 · 86 posts · 32 votes1y
Welcome! I self-manage 4 properties in NY, 2 in FL. The NY properties I have had luck with section 8 tenants. I had my 1st turnover currently on all four of them which I've owned since 2016, 2017, 2018, 2019. I'm originally from this area so I have a agent I grew up with and trust. He places all of the tenants for me and gets paid one month rent and I will pay him twice a year to do walk thru of the property. I have also gone thru a fair share of handyman, but for now have found a reliable one that helps a lot. The FL property I found a agent from this platform. I do the same with having her find the tenant and place them at which point I take over. She also helped me with a rolodex of handyman in that area. I also use apartmens.com for rent collection. You can also create the leases from the site and have them put the maintenance requests all thru the platform. If you have any other questions you can PM, good luck.
- 1yDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
@Sid Verma Columbus is a lot like Detroit, which are both a lot like any other Midwest city except Chicago.
Meaning, prices should be within 10% of each other.
Either post the bid prices here, removing any ID info or DM us directly.
We'll review and let you know if the $12k is reasonable or not.
Curious, was the tenant in this unit evicted or leave a past due balance?
- If so, they most likely also left more than usual damages.We can also discuss screening if you'd like:)
Logical Property Management4.9460 Reviews - Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes1y
Quote from @Sid Verma:
I am a new investor. I own rental units in Columbus Ohio and want to take over the management of these units myself. I currently have a property manager but we wanted tighter control on the finances as the units are not making any profits. I was planning to use the Innago app to help with messaging portals, payments and general management. How do you proceed with the logistics of managing your own units remotely? For example, who handles the keys locally, and are there services that can help me find tenants and organize showings?If you've got to "ask how" to or "should you" manage an out of state rental on your own, you are not ready to manage an out of state rental on your own.
Quote from @James Wise:
Quote from @Sid Verma:
I am a new investor. I own rental units in Columbus Ohio and want to take over the management of these units myself. I currently have a property manager but we wanted tighter control on the finances as the units are not making any profits. I was planning to use the Innago app to help with messaging portals, payments and general management. How do you proceed with the logistics of managing your own units remotely? For example, who handles the keys locally, and are there services that can help me find tenants and organize showings?If you've got to "ask how" to or "should you" manage an out of state rental on your own, you are not ready to manage an out of state rental on your own.
That is an interesting way to look at it. How would I learn how to manage properties without asking someone who knows more about it? Of course I'm not ready right now, that's why I'm trying to get constructive feedback and learning from other people.- Real Estate Broker · Cleveland Dayton Cincinnati Toledo Columbus & Akron, OH · Member since 2013 · 31k+ posts · 20k+ votes1y
Quote from @Sid Verma:
Quote from @James Wise:
Quote from @Sid Verma:
I am a new investor. I own rental units in Columbus Ohio and want to take over the management of these units myself. I currently have a property manager but we wanted tighter control on the finances as the units are not making any profits. I was planning to use the Innago app to help with messaging portals, payments and general management. How do you proceed with the logistics of managing your own units remotely? For example, who handles the keys locally, and are there services that can help me find tenants and organize showings?If you've got to "ask how" to or "should you" manage an out of state rental on your own, you are not ready to manage an out of state rental on your own.
That is an interesting way to look at it. How would I learn how to manage properties without asking someone who knows more about it? Of course I'm not ready right now, that's why I'm trying to get constructive feedback and learning from other people.Hire a PM to manage them for you for awhile. If/when you get to the point where you can do it without them, you'll know.
- 1yDave SpoonerPro MemberRental Property Investor · Cincinnati, OH · Member since 2020 · 870 posts · 823 votes
@Sid Verma we try to stay pretty active on here. Happy to connect and talk about using Innago to manage remotely (what works well, what doesn't). We actually have a number of team members at Innago that own properties and use Innago to manage remotely, so I could also connect you to some "experts". DM me if interested
- 1yDenise SuppleeBusiness MemberRealtor · Willow Grove, PA · Member since 2017 · 998 posts · 649 votes
Hello @Sid Verma, Nice to meet you here on BP. There are many options to use when managing properties automatically. You can use many different apps for rent collection, bookkeeping, tenant screening and leases such as Avail, ezLandlordforms, or many of the others out there. I have used and use smart locks. These can be set for showings and some can even be set or changed remotely. It is also a great idea to have someone who is mechanically inclined nearby for maintenance emergencies and a cleaner as well. Hope this helps and I wish you the best of success!
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