you keep the asset. we take the job.
the 11pm call, the vendor chase, the rent that is late and the notice that has to be worded right. that is the job part of owning a rental. i run it for 70+ doors in tarrant county, and i can run it for yours.
the industry sells rentals as passive income. a good manager is how it gets anywhere close to earning the word.
telling you this now costs me a listing sometimes. it costs you nothing.
Listing, showings, income verification, background and credit checks, rental history review, lease execution. You approve the tenant. We do the work to get you a qualified one.
Rent collection, late notices, owner distributions, AppFolio statements every month. Every dollar is tracked. You see exactly what came in and what went out.
40+ licensed, insured vendors on our approved list. Tenants submit requests through AppFolio. Work orders are coordinated, tracked, and documented, not passed to you to manage.
Renewals, rent adjustments, notices, and lease enforcement handled per Texas law. No guessing about notice periods or filing requirements.
you should not need a discovery call to find out what something costs.
no setup fee. no vacancy fee. no renewal fee. no markup hiding in the maintenance line. the exact quote depends on the property, and takes one 15-minute call.
A 15 to 20 minute call. Condition, current situation (vacant, occupied, self-managed), and what you are trying to accomplish. I will tell you on that call if it is not a fit.
I walk the property or review photos and a condition report. We agree on rent pricing, management terms, and the fee. Agreement signed before anything moves.
Occupied: we introduce ourselves to the tenant, collect the lease and deposit from whoever held them, and take over all communication. Vacant: professional photos, MLS and syndicated listing, showings, screening.
AppFolio access, monthly owner statements, and direct contact with our team for anything above routine. Routine items do not need you. That is the point.
We revisit rent against the market, property condition, and whether the plan still fits your goals. No surprises.
already with another manager or self-managing? we handle the transition: notice to the outgoing manager, lease and deposit collection, tenant introduction, new payment method. 30 to 60 days from decision to fully managed. how the switch works
What does full-service property management actually include?
Tenant placement, rent collection, owner distributions, maintenance coordination with licensed and insured vendors, monthly AppFolio statements, all tenant communication, and lease compliance. Those are not add-ons. That is the base service the monthly percentage covers.
Do I still make the decisions on my property?
The ones that matter, yes. You approve the tenant. You set the maintenance threshold, typically $250 to $500, under which our team handles repairs without calling you. Above it, you hear from us before any work is approved. Routine items do not need you. That is the point of hiring management.
How do you screen tenants?
Written criteria, applied the same way to every adult applicant: income verification at three times the rent, credit review, verifiable rental history, and background check. Consistent standards on every application, in line with Fair Housing requirements. You see the qualified applicant before anyone signs.
Who handles maintenance calls, and what do repairs cost me?
Our team coordinates every work order with vetted, licensed, insured vendors. Invoices pass through to you at cost. There is no percentage added on top, which is worth asking any manager you interview.
When do I see my money and my numbers?
Rent is collected, your distribution goes out, and a full AppFolio statement follows every month. Every dollar in and out is itemized. You also get owner-portal access, so you are never waiting on us to know where things stand.
Can you take over mid-lease from another manager?
Yes. We send notice to the outgoing manager, collect the lease and deposit from whoever holds them, introduce ourselves to the tenant, and set up the new payment method. Typically 30 to 60 days from decision to fully managed, and the leasing fee is waived on an in-place tenant.
tell me the address. i'll tell you the real number it rents for.
management runs through my team at All Panther Properties, built for tarrant county owners. same people either way. reach out here and i handle it directly.