5 Reasons Why You Should Not Self-Manage Your Rental Properties

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What other investment lets you use leverage and put down a fraction of the value of the assets? It’s no wonder that so many of us on the FIRE path turn to real estate as a part of our wealth creation strategy. 
 

How to Define “Luxury”

One aspect of real estate that causes analysis paralysis is property management. People get stuck thinking about saving 8% to 12% in management fees by self-managing their properties. This percent is even higher for short-term rental management companies that also take care of bookings and customer service. 

On a rental that brings in $1,500 in rent, that’s $150 that you’re giving to a property manager for collecting rent and handling repairs. But when you achieve your goal of having 20 rentals. Assuming they bring in a collective 30,000 a month, now you’re paying your property manager $3,000. That’s a decent chunk of change to be handing over each and every month. 

While it’s not going to go far in any major city in the United States, it may be enough to fund a couple of months’ worth of living expenses traveling in countries with a lower cost of living. 

Before you start seeing your bank account growing by an impressive amount each month, consider these five things that the property management fee gives you in return. 

Your time spent working at your 9-5 job is worth more than you’ll pay contractors.

In a good month, when there are no clogged drains or issues with the HVAC, the only extra expense you’ll have is the property management fee. Some may feel that $150 for a few minutes’ worth of bookkeeping is too much. 

But there’s a lot that goes on behind the scenes that you aren’t aware of. Maybe there was a discussion with the tenants and landscapers about changing the bi-weekly lawn cutting. This could add another 30 minutes of work that the property manager is handling for you.

Sure these are all things you can do yourself but remember: this is an easy month, and your hourly pay works out to $250. It’s pretty easy to see that $150 is a bargain. 

An experienced property manager will save you time and money.

Investing time in finding and interviewing multiple property managers before hiring one is a must. You can leverage their industry knowledge and professional connections when you have a rockstar property manager. 

They have existing relationships with not one but three different HVAC companies so that when their preferred one is fully booked (because, of course, the AC goes out during the hottest week of the summer), they can call another one and get it fixed the same day. 

They can also give you tips on what you can do to make your rental more appealing, and they’ll tell you when another investor is retiring so you can add to your portfolio. Yes, a good property management company is worth every cent. 

You don’t have to deal with 3 am emergencies.

The early-morning clogged toilet call is the nightmare of every landlord, and it’s also a “what-if” that keeps many would-be investors from ever jumping into real estate. 

But there’s a near 0% chance of getting a call outside of regular waking hours when you have a property manager. They, or someone on their team, will take the call and handle it. Typically you’ll pre-authorize them to do emergency repairs that are less than $300, so you may not even know about the situation until you’re reviewing the monthly statement. 

You can focus on finding your next investment.

As medical professionals, our days are long and exhausting. In the hours that we’re not at work or with family, we want to do something that we enjoy. I can’t speak for everyone, but I’d much rather be scouring the MLS for investment opportunities than changing out lightbulbs and smoke detectors. 

You will have genuine, passive income.

Although owning a rental isn’t 100% hands-off, it’s pretty darn close when you have a property manager. Aside from the occasional communication with the property manager about a tenant issue or large-ticket expense, you may spend less than 15 minutes a month. You may even forget about the rental until you see the monthly income deposited in your bank account. Now that’s passive!

Spend your time on your terms—don’t self-manage rentals

When it comes down to the numbers, it doesn’t make sense to try to manage my rentals by myself. My skill sets and earning power are in a totally different field, and it’s best to keep it that way as long as I’m practicing medicine.

But more importantly, because I don’t self-manage, I have more time to do what I want. For me, that means spending time with my family, enjoying my hobbies, researching new investment opportunities, hanging out with all of you in the Facebook group.

2 COMMENTS

  1. A good property manager must be amazing. Unfortunately, I haven’t found one. Nobody will care more about your property than you, so I’ll keep managing what I can. But I’ve also limited myself to three rentals to manage. Anymore would be too much!

    Sam

  2. We are professionals (I am a high income, specialty physician and my spouse is retired) with around 100 doors, from middle class apartments to higher end homes. We self manage a handful of these properties to qualify for REPS and the rest are professionally managed. We have been able to save millions in taxes with REPS.

    We plan to take one more year of outsize bonus depreciation in 2022, and to then transition to all professional management in preparation for retirement. The RE portfolio generates a physician level annual income, so we will be able to maintain whatever lifestyle we wish after retirement.

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