This story is insane. People are not well. How do you keep yourself safe from crazy and violent residents?

You're about to learn how many people DO NOT understand how AC units work!

I'm curious about how fellow property managers evaluate property management software before making a decision.

If you've demoed or switched property management software recently, I'd love to hear about your process.

Could you share:

• Approximately how many units/doors do you manage?
• What type of portfolio? (Residential, commercial, mixed-use, HOA/condo, student housing, affordable housing, etc.)
• What software do you currently use?
• What made you start looking for a new solution?
• During demos, what questions do you always ask the vendor?
• What features are absolute must-haves?
• What features sounded great during the demo but ended up not being useful?
• What are the biggest operational headaches you're hoping software will solve?
• What ended up influencing your final decision the most?
• Looking back, what questions do you wish you had asked before signing?

I'd really appreciate hearing from portfolios of all sizes since I know priorities can be very different depending on the operation.

I just relocated to Indianapolis. Would like to secure a job. Every job I apply to either ghost me or denied my application even though my work history, education and experience is everything listed in the job posting. I've applied to countless jobs with no avail. Transportation is of no issue i have 2 vehicles. Is anyone actually hiring right now? Willing to do zoom interviews? Indianapolis or surrounding areas?

can you give me advise regarding sa commission sa finders fee, meron saken pinapabenta na property worth 400m pinost ko sa FB, then meron nag inquired na gusto daw makita ang property last week nag viewing sila kasama ang architect, after a week nalaman ko hindi sya broker yung kausap ko at parang interesado ang contact nya na buyer. gusto ko lang malaman if ma close ang deal hm percent makukuha ko sa kausap ko na? ang sabi ng management ng property is 3% para sa commission, pano habol ko if bigyan lang ako ng magkano commission hindi dumaan sa tamang process, kasi gumagawa na sila ng authority to sell.

Discovered a workable solution and flipped Broward, but banks were taking a very long time to approve it. Closed on time and in less than two weeks. Throughout the entire process, communication was clear.

Do you use private lenders more these days when time is important, real estate folks?

one of the owners i work with is thinking about refinancing and asked what i thought. i didn’t really know what to tell him because the rent covers the mortgage, but after repairs, taxes, insurance, random vacancies etc it’s not exactly doing amazing either. i ended up putting everything into a DSCR calculator just to see what it looked like. honestly the result was worse than i expected. now i want to know what other property managers do when owners ask stuff like this. do you just give them the income/expense reports and leave it there, or do you also help them look at whether the property is actually performing well?

Hey everyone! I’m new to this community and have been reading through a lot of the posts here. There are some great discussions and it’s been interesting seeing the different experiences people have had in property management.

For some context, I work in the property management technology space with owners and operators managing portfolios of all sizes. Most of my day is spent helping teams improve operations, solve workflow issues, and scale as they grow.

I’m not here to pitch anyone or spam the subreddit. I just enjoy talking shop, and if anyone has questions about property management software, operations, or is trying to figure out what might work best for their portfolio, I’m happy to help however I can.

Feel free to comment here or send me a message if you’d like to chat!

I want to make a career change from going to residential to commercial property management. I’ve been in affordable housing for 10 years and property management the last 6. I work in compliance but I do have 3 years of experience being an APM. Any advice?

Has anyone here dealt with CIS tax from a property management perspective, particularly within MRI Qube?

This is new to me in the PM world (12 years in the industry) and I’m just looking for some general pointers. Most of the guidance I can find is aimed at construction companies rather than property management businesses.

I’d really appreciate hearing from anyone who’s implemented this successfully or has any practical advice. Thanks!

Does anyone have experience reporting to Freddie and/or Fannie for clients' mortgages? Wondering what the criteria is and what software you use? Frequency?

I work at a HUD senior community, how do I approach housekeeping issues? Or any advice? I don’t want any extreme advice like eviction lol I just want to know how you would best approach housekeeping for residents especially seniors who do have certain limitations

I've recently run into an issue with the 10 properties that I own. 8 of which are rentals with landlord policies, State Farm has basically told me that I own too many properties and that they will no longer insure or renew my policies over five total properties. In fact, they have already dropped one of my rental policies. Smh

I need some recommendations. I have no intention of stopping buying rentals, and it's unreasonable to assume that I can't obtain insurance that most mortgage companies require because my business is "to big".

What companies or what kind of insurance should I be looking for?

All of the properties are owned by my business, an S Corp.

Hi there, my wife and I started our property management company close to three years ago, we are at 300 doors now. Four employees plus ourselves, this year has been the toughest.

We work our assess off everyday, we are consistently produce good results but we are in the adolescence stage of business and going through growing pains, we are working on systems and processes, sometimes at what feels like a snails pace because we are constantly getting pulled in to put out fires.

Right now, most days I’m filled to the brim with stress thinking everything is going to fall apart and will go back to day one, some days we question if it’s worth it to own this business and run it, but I know that we want to go further and build something really special. I’m just constantly wondering if I’m making myself worry too much or if everything is going to blow up tomorrow.

I don’t want to quit, I want to keep going and get this business to prime. But it’s just been hard lately, and it’s such an isolated thankless industry that we don’t really have anyone to talk to. I was hoping maybe someone on here could offer some encouragement, or maybe be willing to chat on a call or email thread in the future.

Thanks.

Hello multifamily world! We are going to be testing Radix' RealRents ILS platform in the coming weeks and I have never heard of it before outside of what our Market Research team has told me. Does anyone here have experience with using this as an ILS? Did you see any lead volume or lease conversions? What makes it different than the big guys: Apartments.com, Zillow, etc.? Because I have never heard of it, I worry it wouldn't get any traction...but I know it is newer as of last year. Any insight will be super helpful. Thanks!

I’m researching maintenance management tools for rental/multifamily properties and came across HappyCo. It seems focused on inspections, work orders, preventive maintenance, asset tracking, and team workflows.

For anyone using HappyCo, how has the experience been in day-to-day operations? Is it easy for technicians and property teams to use? Any limitations, bugs, reporting issues, or things you wish you knew before switching?

i've got a couple of great long term tenants in their 70s who are nervous about paying rent through an app. NOT switching tools, i've already got rentredi, i just want to help them feel comfortable so nobody feels left behind. looking for suggestions on how you've walked less tech savvy tenants through their first payment.

did you do a quick in-person demo? print a simple one pager? these are good people and i want the transition to feel like help.

what worked for you?

Is it uncommon to pivot into this career at 40? I feel like I have never met a meeting agent who didn't look super young. Would like to work in the real estate world in since capacity, and this seems like a really good role to do my your into the field.

Some context about my situation: 40M, long history of customer service, managing in grocery retail and tourist destination, and sales operations. Currently working in sales ops in a role where I complete basically the same task repeatedly all day everyday.

Does anyone else struggle with tracking vendor certificates of insurance?
For those of you who manage vendors/subs:
1. How do you currently track which vendors have current insurance?
2. Has a COI ever actually lapsed without you catching it in time? What happened?
4. Is there an easy software that can just track it?
5. Roughly how many vendors/subs are you juggling at once?

We are planning an HVAC retrofit in an older apartment building that has no real mechanical closets, and the most workable proposal puts compact air handlers above portions of the unit ceilings. The design would remove noisy window equipment and improve temperature control, which residents have requested for years. The conflict started when we explained that each apartment would also need a properly sized access panel for filters, drain service, controls, and future repairs. Several tenants do not want a panel in a hallway or bedroom ceiling because they think it will look unfinished, and one resident said maintenance should be able to service everything from the common corridor.

Unfortunately, the building layout does not make that possible without major structural and duct changes. I understand why people dislike the idea of technicians opening a ceiling inside their home, but hiding the equipment without real access would guarantee larger disruptions when something eventually fails. Ownership is now considering smaller panels to reduce visual impact, while the contractor is warning that undersized access will turn ordinary service into drywall removal. Property managers who have handled this kind of retrofit, how did you set expectations with residents?

Is a visible service panel a reasonable compromise for better heating and cooling, or does placing equipment above occupied rooms create too much long-term friction?

One of my owners is renting out a room and bathroom in their primary residence on a 6-month lease. I don't handle many room rentals, what clauses or house rules would you consider must haves?

Looking for some perspective, as I’m on the other side of the fence here.
I don’t live in the building I manage. I live in an apartment in another city that’s managed by a larger company, and they seem determined to do as little as possible.
Our AC only cools half of our unit. If the thermostat is set to 70°F, the thermostat will read 70, but the living room and bedroom stay around 84°F.
At first they told us, “You have a corner unit, and everything is operating as intended.” After more runaround and some contradictory information, they said we needed to buy a thermometer to prove there was an issue before they’d take any action.
Last year we had a friendly maintenance tech who said that corporate’s philosophy was to do as little as possible. He quit because of the low pay, so now we’re starting from scratch.
We bought the thermometer and documented the temperatures. Now they’ve moved the goalposts again and want us to close every vent except the living room and bedroom (which we already did last year) and submit photo proof again. Why not specify that from the start?
My maintenance and engineering team at work thinks this is ridiculous and can’t believe another management company is handling it this way. Meanwhile, the maintenance staff at my apartment seems genuinely and visibly annoyed that we’re even bringing this to them.
Has anyone dealt with something similar? At what point would you stop having a resident jump through hoops and just send an HVAC contractor? Any advice is appreciated. It’s been too hot to sleep through the night, and we really can’t do another summer like this

TL;DR: Thermostat says 70°F, but our bedroom and living room are still 84°F. Maintenance has made us buy a thermometer and take photos to prove the problem exists, and now wants another round of testing with all other vents closed, instead of actually fixing the issue.

During the inspection for this unit there was a worn out hole in the carpet off to the side of the room (chemical burn?) and the hall needs to be painted for some hole patches. We have contacted the local department store for carpet, but the time line is out there. Like really out there. HUD had now withheld this tenant rent. I am at a loss at what to do, since the unit is habitable just needs a refresh, however that would require tenant to move.

Hey Y'all, Just wondering in anyone is renting through Better Invested property management? They just took over the property we are renting and so far I am not super impressed. I am, of course, hoping I am wrong about them. I was hoping anyone else could shed some light with their experiences with them. Thanks in advance!

I started at a small company of 170 ish units based out of Del Mar, CA. I am the regional manager and handle everything from maintenance requests to drafting leases and moving in new tenants. We are small and I want to grow but don’t know how to find owners of properties. What are your thoughts/how should I go about bringing in new clients?