Property management · 76179 · Tarrant County
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. Hand it to us, and what is left is the kind of owning a rental that is actually worth it.
The fit · who this works for
The industry sells rentals as passive income.
A good manager is how it gets anywhere close to earning the word.
This works if you are
- 01
Remote investors
You bought in DFW but you do not live here. You need someone on the ground who shows up and calls you back. - 02
Burned-out DIY landlords
It has been eating your evenings and weekends. You want the asset, not the job. - 03
First-time landlords
You inherited a house or moved out without selling. You do not know what you do not know yet, and the tuition for learning it live is expensive.
And honestly not a fit if
- You expect occupancy guarantees or below-market fees. Nobody honest can promise you the first one, and the second one is how you end up with a manager who ignores your property.
- You want final approval on every maintenance decision under $200. That is self-managing with extra steps.
- The rent is under $1,000/month. The margins do not support full-service management, and I would rather say that here than surprise you on a call.
- You are selling within 6 months and need a bridge. A leasing-only arrangement fits better. Ask me.
Telling you this now costs me a listing sometimes. It costs you nothing.
The work
What full service actually covers.
- 01
Tenant placement
Listing, showings, income verification, background and credit checks, rental history review, lease execution. Applicants are screened against written criteria, you see the qualified applicant’s file before anyone signs, and we do the work to get you there.One-time fee at placement - 02
Monthly management
Rent collection, late notices, owner distributions, AppFolio statements every month. Every dollar is tracked. You see exactly what came in and what went out.10% of collected rent* - 03
Maintenance and vendors
40+ vetted and insured vendors on our approved list, the same bench we use across 70+ doors, licensed where the trade requires it. Tenants submit requests through AppFolio. Work orders are coordinated, tracked, and documented, not passed to you to manage.In-house coordination - 04
Lease compliance
Renewals, rent adjustments, notices, and lease enforcement handled per Texas law. No guessing about notice periods or filing requirements.Texas Property Code, followed
The fees · nothing to discover on a call
You should not need a discovery call to find out what something costs.
No setup fee. No vacancy fee. Renewals are 10% of the renewal rent. No markup hiding in the maintenance line. The exact quote depends on the property, and takes one 15-minute call.
The handoff
First call to fully managed.
- 01
We talk about the property
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. - 02
Walkthrough and management agreement
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. - 03
Onboarding or listing
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. - 04
Ongoing management
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. - 05
Annual review
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.
The questions
What owners ask before they sign.
What does full-service property management actually include?
Tenant placement, rent collection, owner distributions, maintenance coordination with vetted and insured vendors, licensed where the trade requires it, monthly AppFolio statements, all tenant communication, and lease compliance. Those are not add-ons. Placement and renewals carry their own fees, listed below; everything else is the base service the monthly percentage covers.
Do I still make the decisions on my property?
The ones that matter, yes. You see the qualified applicant’s file before a lease is signed. 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 and insured vendors, licensed where the trade requires it. 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 will tell you the real number it rents for.
Management runs through our team at All Panther Properties, built for Tarrant County property management done right.
sell it or rent it? run the numbersgoogle reviewstrec license 0845090