Property Management Kit For Dummies. Robert S. Griswold

U.S. Census Bureau reports that more than one-third of the U.S. population, or 94 million people, are renters occupying more than 43 million rental units, including more than 14 million single-family-home rental properties. The number of renters has increased in the past few years, with the COVID-related economic challenges in most areas of the country. Also, job-market uncertainty has made it more difficult for some people to become homeowners, and the overall percentage of home ownership has fallen from a high of 69 percent in 2006 to 65 percent in early 2021.

      Individual property owners dominate the rental housing industry. According to the National Multi Housing Council, per the U.S. Department of Housing and Urban Development and the Census Bureau 2020 survey, individuals own nearly 72 percent of small rental properties with 2 to 4 units and nearly 23 percent of residential income properties with 5 to 49 units. The majority of residential rental properties of all sizes in the United States are owned by single-purpose legal entities, such as limited liability companies (LLCs), limited partnerships (LPs), limited liability partnerships (LLPs), and general partnerships, which often are individuals or a small number of investors pooling their resources. By comparison, one of the most popular ways for individuals to invest in real estate is through real estate investment trusts (REITs), which have exploded in the market with the acquisition of billions of dollars’ worth of high-profile rental real estate assets. In spite of the significant publicity they’ve received in the real estate media, REITs own only 3 percent of all residential rental housing units in the United States.

You should also get a copy of the companion book Landlord’s Legal Kit For Dummies (John Wiley & Sons, Inc.), which I co-wrote with Laurence C. Harmon.

      The good news is that these negatives can be found in many other careers or professions that don’t offer the benefits and satisfaction you can get from property management. So in my opinion, the pros outweigh the cons.

Examining Types of Real Estate

      Before you run out to purchase a residential rental property, you need to have a good idea of the different types you can own. Most real estate investors specialize in properties with specific uses. Investment properties fall into classifications such as residential, commercial, industrial, hospitality, and retail.

      For the purposes of this book, I focus only on residential real estate because the majority of rental real estate is housing, and the basic concepts are easy to understand and master. (After you master the basic concepts of residential real estate, you may want to consider other types of property management.) The best practices I present throughout this book are applicable to these types of residential rental properties:

       Single-family houses and condominiums or townhomes: Most real estate investors start with a rental home, condo, or townhome because these properties are generally the easiest ones to gain experience with. They may be located in a common interest development (CID) or community association in which all the common areas are the association’s responsibility.

       Duplexes, triplexes, and fourplexes or subdivided houses: This category includes properties with two to four units. Often, these properties are the first choice for real estate investors who plan to live in one of the units or want to take the next step up from investing in a single-family rental home or condo. These properties qualify for favorable financing terms, so they’re perfect for the new investor or an investor in higher-priced urban markets.

       Medium-size multifamily apartment buildings: These buildings usually have between 5 and 30 units; they are best run with part-time to full-time on-site management and regularly scheduled maintenance and contractor visits.

       Large multifamily apartment buildings: These properties are larger buildings that can have 30 or more rental units in a single location, or in close proximity on scattered sites, with an on-site manager or maintenance staff. Owning one of these properties is the goal of many real estate investors who look forward to being able to hire a professional property manager and just check their bank account for their regular cash distributions. (In Chapter 3, I reveal what to look for in a good professional property manager.)

No matter what type of residential real estate you’re involved with, you need to understand the basics of property management. You must market or staff a property differently depending on its size and location, but many of the fundamentals are the same regardless.

      Over the course of your tenure as a property manager, you’ll probably manage several types of residential properties, which is just one of the challenging yet fulfilling aspects of the job. You may start out managing single-family rental homes or condos, for example, and then see your investments or career progress to larger rental properties. Sometimes, people in the rental housing business start as on-site employees for large rental properties, learn the ropes, and later apply that knowledge to become market dominators of rental houses in their areas.

      Owning and managing all types of rental property can be lucrative, so I suggest that you jump in wherever you have your first opportunity, because no rules mandate your starting position.

Renting Your Property

      One of the first and most important lessons I learned when I started in property management more than 40 years ago is that vacant real estate isn’t a very good investment. You need to fill those vacancies and keep them filled with tenants who pay on time. Just try looking in the mirror and telling yourself that all the rent came in last month. I bet you can’t do it without smiling!

      Renting your property and retaining your tenants don’t magically happen, of course; those tasks require having a plan and doing a lot of work. But you want to work smart, not just hard. In the following sections, I cover some of the best practices for preparing your rental units, setting your rents, attracting qualified prospects, and closing the sale.

      Chapter 4 expands on where everything begins: acquiring the rental property. Part 2 helps you position your new rental property within the rental market and discover how to find good tenants.

      Preparing the property

      Before you can rent your property, you have to make sure that it’s ready for a tenant to move in. But you can’t simply put up a “For Rent” sign and expect to rent to the first caller; you need to spend some time preparing the property properly. And by some time, I mean a lot.

Relax! Tear up your applications to those reality shows that renovate your fixer-upper for free, because you can prepare your property yourself. Just remember to focus on the inside as well as the outside. Chapter 5 shows you the best way to determine what to upgrade and renovate to meet the needs of your target market. I also explain how to ensure that your property’s curb appeal (exterior appearance) makes potential tenants want to see the inside — not keep driving by or swiping to the left to the next property on the list.

      

During this stage, you get to test your decorating-on-a-budget skills because you don’t want to over-improve the property. But if you’re too tight with cash and try to get by with anything less than your best effort, be ready for most of the people who show interest in your rental unit to be the least-qualified prospective tenants. The moral of the story? Don’t be cheap, but do be practical!

      

To get great tenants, you need to guarantee that your rental property compares favorably with other properties in your area and makes that important positive first impression. These days, that first impression often happens online, but it always starts