| by Kenneth Chase | 24 comments

What Does A Property Manager Do? Do I Really Need One?

You know Kris it seems to me like this
whole property management business stuff is kind of an unnecessary expense in
real estate you could really take home a lot more money if you didn’t need one of
those. Well true. In fact, you might actually have a point there.
Today on limitless TV, I’m going to be talking about property management and is
it something that you really need? I love property managers. In the
beginning, I didn’t have one. I was the property manager. And you know what ?When
I bought my first real estate deal, I was thrilled about being my own property
manager because I really didn’t want to take 10% of the gross rent and actually
give it to somebody else. I was making $1,500 a month on my home and ten
percent of that is a hundred and fifty dollars. And when I didn’t have a lot of
money a hundred and fifty dollars was enough that said I’m gonna be the
landlord. Now by the way, what does a property manager actually do? Well they
put tenants in homes, they collect the rent, they do the background checks and
make sure you got the right kind of people. You have to sometimes deal with
evictions or getting people out or having hard conversations and then if
there’s repairs and maintenance then you’re basically watching over those
things and ensuring that they’re taking place. Property management is a vital
function in all real estate. And in the beginning for my first 25 homes I was
the property manager. On my first 10 homes I loved it.
On my next 10 homes I started liking it less. And on the last five homes of the
25 that I ever personally property managed I started very strongly
disliking management. Because that was a lot of phone calls and it was a lot of
headache and it was a lot of work and then there was a lot of accounting and I
was doing it all by myself while I was a full-time student going to school
full-time. And it just felt like it was starting to take 20 hours a week and I
called a buddy of mine in Florida and I said I want to give you an opportunity. I
want to pay you $3,000 a month to manage all of my properties so that I can get
busy on building a bigger portfolio and bringing more properties in. He moved his
family from from Florida and I taught him how to do what I was doing. I taught
him how to place tenants, I taught him how to do open houses, I taught him how
to select and do background checks on the right tenants that had better-ish
credit that had greater incoming and more stability and good jobs that
weren’t going to bring smoker pets if possible into the homes. And he did a
brilliant job managing that I also had a property manager accountant whose job
was just to receive the money, put it in QuickBooks log it all appropriately so
that I could do my taxes appropriately at the end of the year. And the moment I
hired my friend to come in town and do that it was like this massive burden
got released and it was when I discovered the efficacy of my new belief,
if you want something done right don’t do it yourself. Property managers are
vital. It might be you in the beginning but if you want to grow and perpetuate
then ultimately you need to get to a place where you’re no longer doing the
property management. What they do is super valuable I’ll tell you that a
hundred and fifty dollars a month on a fifteen hundred dollar gross rent some
months their jobs are easy right? The tenants paying on time, they don’t
have to call, they’re receiving, they’re cutting the rest of the money to me,
there’s no maintenance. And it’s like why am I paying you that money but the
moment the evictions kick in or the moment the hard conversations or late
payments, the moment they have to issue and file paperwork, the moment they have
to put a tenant in the house, I become deeply grateful for that money that I
pay. Property managers essentially are going to do the maintenance, put people
in the homes, do the background checks, collect the money, and do the nasty hard
things when it comes to evictions, paperwork’s, hard conversations,
collecting on late, collecting late fees etc etc etc. Recently one of my property
managers even went to court because there was a tenant and by the way that
will happen if you’re on a lot of homes. First time I actually had someone take
me to a small claims court over an issue of saying we put money in the house and
we’re leaving but we think we should get some of that out and blah blah blah. My
property manager, they handled that for me creates a stress-free world for me.
But what I really want to share with you is how you game the system to your favor.
Do you want to know how to take property management, have other people do the work,
and get the most out of it? check this out.
Let’s talk about how you game the system. It comes down to the property manager
right? To you paying if you’re collecting a thousand dollars of gross rent and
paying them a hundred dollars so that 10% that may feel like a lot of money to
you but a hundred dollars doesn’t buy a lot of loyalty. A property manager with
several homes however, you actually end up purchasing a lot of loyalty. That’s
the game that I play is that I’ll have all of my clients buy real estate in one
area so we give all of our properties and there were the kingpin. We have four
hundred properties place with them which means that you now matter
and it means that instead of 10% they’re often charging 8% or 7%. A discounted
rate and they know they gotta run the operation squeaky clean and keep you
happy because they’re tied to something way bigger. Volume is how you win in real
estate when it comes to repairs and bids and winning and buying and absolutely in
property management, the game is all about volume. So even if you were to buy
three homes in an area with the same property manager, those three homes
purchase far more loyalty than if you just have one home. So when you’re
thinking of your system of where to do deals, think of the power of volume and
leverage that to your benefit. And that’s what a property manager does. Thank you
so much for watching the video today I really appreciate you. If you haven’t
already, hit that subscribe button. Take the opportunity to learn more and see
more of the videos that we got going on and drop some comments below on
questions that you have or videos that you’d like to see us create



Oct 10, 2017, 2:33 pm Reply

I'm a renter and I have no experience in buying property, but I want to start. My question is, could I join your team even if I live in a different state?

Geoffery Simmerson-Clapper

Oct 10, 2017, 5:46 pm Reply

Wow amazing story !

Geoffery Simmerson-Clapper

Oct 10, 2017, 5:50 pm Reply

And great advice. Are any of your properties hmos?


Oct 10, 2017, 10:04 pm Reply

Hi Chris, how comes you always somehow get houses that are 30% cheaper than their value in your examples? Wouldn’t everyone be real estate investors if that was the case? It all sounds too easy- I buy underpriced house, pull out 30k of equity right away and buy 3 more. Boom, all done. Please clarify in a video if possible :).

Will Dov

Oct 10, 2017, 1:12 am Reply

Yeah most property managers hire unlicensed and uninsured contractors so that they themselves can make money.

Jama France

Oct 10, 2017, 9:33 am Reply

Hi !! Sir I thank you so much all your videos are useful

Ricky Sengkhamm

Oct 10, 2017, 2:27 pm Reply

Just wanted to say thank you and for all of your tips and motivational videos I have acquired homes that I can receive residual income from and rent at the moment with plans to sell. Please !!! Please!! Make a video on how to create a partnering contract! Or how to gain more investors. My credit is maxed out but I now have the income and savings for more homes but can't buy unless I find partners

Edgardo Canjura

Oct 10, 2017, 4:08 pm Reply

Chris you should do a video of buy and hold explaining everything


Oct 10, 2017, 8:04 am Reply

Hey Kris, loving your videos so far. My question is, what is the best way to find Real Estate partners that have the money? and How can a beginner in real estate with no track record actually partner up with someone?

Pac Man

Oct 10, 2017, 3:06 pm Reply

So be a Man and do it yourself with your first few properties until you Boss Up

Edgardo Canjura

Oct 10, 2017, 4:00 pm Reply

Kris can you invest your home with a fha loan??

Vicente Hennep

Oct 10, 2017, 8:27 pm Reply

Thank You!

Chrystal Segura

Nov 11, 2017, 9:16 pm Reply

2 quick question.. if you invest with someone how do you share the profit? And if one of you wants to walk out on the deal how is that split?

Self Educated Entrepreneurs

Jan 1, 2018, 7:06 pm Reply

Can your team be my property manager? @Kris

Rob Kwisi

Feb 2, 2018, 3:39 am Reply

Hi Chris, I just bought a land
Worth 18000$.
How can I use it to buy another land ?

Rob Kwisi

Feb 2, 2018, 2:57 am Reply

Thanks Chris, that advise helps a lot.
I'll try selling the land. Can you help me with tips on how to sell a land? Please

KHSimages dotcom

Feb 2, 2018, 6:35 pm Reply

Your friend relocated his whole family for 36K/Year and did all of the work?? Can I meat your friend? I've got some beans to sell him?


May 5, 2018, 7:38 pm Reply

What do you think of Real Estate Investor having their own property management company if they have over 100+ units?


Aug 8, 2018, 4:45 pm Reply

Hey Chris, I want to start this but how did you learn to manage property’s starting out? Did you read books,mentor,self taught?


Aug 8, 2018, 4:46 pm Reply

Hey Chris, I’m wondering how I’ll still make money after if I use your team to help with my properties?


Nov 11, 2018, 5:59 am Reply

I want to learn how to be a property manager! I wish you could teach me. I’m in Florida! Thank you for this info ♡

Zac Hach

Jan 1, 2019, 2:03 am Reply

Do you need a Property manager for lease option?????

Kyaw Myo

Mar 3, 2019, 6:50 pm Reply

I am still confused on if you can trust the property manager…

Nic Asson

Jul 7, 2019, 10:14 pm Reply

you said 25 properties or so, do you own all of those properties?

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