The Property Management Mastermind Show

Today’s show is sponsored by LeadSimple and Fourandahalf. Together, they’ve come up with one of the best conferences for property managers, called the PM Grow Summit. This event is laser-focused on growth strategies and brings together some remarkable thought leaders from around the country. I attended last year and was thoroughly impressed all around -- and that was just their first year! The next conference will be in San Diego in 2018, and I’ve already booked my spot. Go to pmgrowsummit.com to learn more, and enter promo code “Brad” to get a $100 discount on your ticket! We’re are also sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”! Today’s show is also sponsored by Virtually Incredible who provides tenant screening services, call center services, and video production services to property managers. You can visit them at VirtuallyIncredible.com. With hurricane season in full swing, I have a very timely interview for you. Today, I am talking to Pete Neubig and Steven Rozenberg from Empire Industries out of Houston. This interview is golden with lots of lessons learned on how to handle natural disasters. These lessons can apply to any property management company no matter where you are, and what natural disasters you may face. Pete and Steve have both been on the show before and are old veterans when it comes to podcasting and talking about property management. They also feel as a company they have come out stronger. Today, they share how they managed 700 homes in the aftermath of Harvey. They share how they needed to act fast and be strategic with solving multiple problems. Then they share how they broke things down and created actionable items for each team member. They share how they prepared the lines of communication in advance by creating one-way channels that could be used even during the storm and then organized their people into teams and groups to accomplish everything. They also remained helpful to everyone and shared communication through their channels while always remembering to put people first. They share their philosophies and strategic actions along with lessons learned through this catastrophic event. Here’s where you can find Pete and Steve: Empire Industries Steve Rozenberg on LinkedIn Empire Industries on Twitter Empire Industries on Facebook Show Notes [02:31] Pete and Steve kick things off sharing how Houston is still hurting, but Empire as a company has grown through the experience. [04:12] Pete shares how they managed to stay on top of things by having a plan and a great team. [04:57] Empire manages 700 homes in the Houston area. That's 700 families and 700 potential owners. [05:52] Steve shares how taking action and coming up with a strategic plan helped them to respond and break things down into actionable steps. [08:35] They let owners and residents know how to get updates through their portal and Facebook to create a one-way line of communication. [10:20] The first thing they did was make sure everyone on the team was okay, then they took stock of available resources. [11:03] Everyone at the company was assigned an emergency job. They used conferences calls twice a day to create an action plan. They assigned project managers to attend the calls to cut down on communication time. [13:29] They used a spreadsheet to keep track of each property. They walked their vacant units to make sure they were rent ready because of the Houston housing shortage. [16:08] Steve utilized social media for communication. They wanted to let the owners know that their properties were alright. He did a Facebook Live video every day. [17:30] Steve shared all of the information he found out from FEMA and other agencies and then became a one-stop shop for tenants, landlords, and everyone. They combined forces and became a social media point of contact. [19:52] They also created a Hurricane Harvey landing page on their website that answers all kinds of emergency and hurricane questions. [20:54] They also filmed a public service announcement to help people find information and properties. [21:48] Using a voice over IP phone system. These phones aren't down like a flooded landline would be. [23:25] What happens when a home gets flooded out. If the house is uninhabitable, the tenant can break the lease. [24:31] They made a company policy that residents who have lost everything get their security deposit back. [25:06] How property management is a people business at the end of the day. [26:11] Helping tenants by getting repairs done right away. [26:38] Using Facebook groups for communication with owners and tenants. [27:30] Creating expectations to eliminate too many phone calls. [28:29] It's important to create the job roles in advance before emergencies happen. Also, have a list of emergency vendors and contractors. [29:31] Treat people well, value relationships, and be calm, structured and organized. [30:17] Trusting your current vendors instead of onboarding new people who come into town for the disaster. [30:57] They have had about 350 homes that have reported issues. [32:32] They had a vendor who waded through water to light a pilot light and didn't charge for it. They also found a new house for a family that lost everything and they donated things to help the family. [35:12] The best thing a property manager can do for the community is doing their job. [36:28] How Pete ended up adopting a dog with a broken leg. [37:54] They waived late fees this month and think their new leases will make up for lost rent from people who have damaged homes. They have estimated to collect about 90% of rent this month. [40:33] Pete shares a story about a homeowner and a tenant who lost everything. The owner didn't have a lot of compassion and is no longer a client. [42:48] Problems that happen when owners bypass the property managers, and how it's better to worry about people, not property. Links and Resources: Jean Storms Property Management Manual Google Hangouts Uber Conference Facebook Live Google Calendar Citizen Home Solutions NARPM

Today’s show is sponsored by LeadSimple and Fourandahalf. Together, they’ve come up with one of the best conferences for property managers, called the PM Grow Summit. This event is laser-focused on growth strategies and brings together some remarkable thought leaders from around the country. I attended last year and was thoroughly impressed all around -- and that was just their first year! The next conference will be in San Diego in 2018, and I’ve already booked my spot. Go to pmgrowsummit.com to learn more, and enter promo code “Brad” to get a $100 discount on your ticket!

We’re also sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”!

I know a lot of you have been curious about automating lock boxes and the tenant viewing process, so I’ve brought on some experts to talk about the subjects! Joining me today are James Barrett and Calvin Davis from Tenant Turner, a company I use myself and have been very satisfied with. James is the Head of Business Development at Tenant Turner, while Calvin is the Sales Director.

In our conversation today, James and Calvin will explain in detail what Tenant Turner does, how it can function in your business by providing solutions for some of the unaccompanied showing techniques you may want to use, and how they can save (and make) you money. If you’re convinced after listening to them, sign up for their services using the promo code “Brad” to get a goodie package!

James and Calvin will also talk in depth about providing self-access for prospective tenants, automating some scheduling activities, the nitty gritty of using automated lock boxes for viewings, and much more. This is a value-packed episode that will answer lots of questions and provide insight into the future of tenant showings, so listen in!

Here’s where you can find James and Calvin:

tenantturner.com

Calvin Davis on LinkedIn

James Barrett on LinkedIn

@TenantTurner on Twitter

Show Notes

[02:24] - James and Calvin start the episode off by introducing themselves.

[03:16] - We hear the short version of what Tenant Turner can do for someone, and how it can save time.

[03:54] - Brad steps in to share his experiences, trials, and tribulations with various vendors he has worked with. He then mentions how he ended up with Tenant Turner.

[06:54] - We learn more about how the Tenant Turner process can work in any market, and that one of the company’s advantages is that it has in-house developers.

[08:47] - Brad shares the story of how Tenant Turner worked with him to meet his needs regarding pets.

[10:10] - Every market is a little bit different, but there are themes. Some markets that you might expect to be very different are in fact similar.

[11:12] - One of the huge benefits of Tenant Turner is repurposing the people you’ve hired, and automating more tasks to let employees accomplish more.

[12:36] - Brad spends some time digging into why these sorts of processes can save time and money for property managers.

[14:54] - What are some best practices tied into the things that Brad, James, and Calvin have been talking about? As part of the answer, we hear about the leasing line being an integrated component.

[16:26] - There are two critical things that help Tenant Turner and VirtuallyinCredible work together so well.

[17:15] - We learn about Tenant Turner’s impressive hours, which are a great selling point.

[19:19] - James and Calvin have been happy with the advanced marketing platform from FreeRentalSite.

[20:25] - We hear about the various ways available to let people into a property.

[21:22] - Brad brings up the process involved in a potential tenant viewing a home, and brings up the question of whether to get ID before allowing tenants to self-access the property.

[23:33] - Brad offers James and Calvin some feedback from his biggest investor, who mentioned that he would like to see a credit card being charged but refunded to the applicant after they leave feedback.

[25:38] - We move onto the next portion of the lifecycle of the leasing process, with the topic of lock-box best practices.

[26:23] - Tenant Turner needs to be used as an electronic handshake for a prospective applicant to meet an agent.

[28:49] - As a leasing agent, Brad would recommend getting in touch by text, email or phone before driving across town to meet a potential tenant.

[30:13] - We return to the topic of lock boxes, and hear James and Calvin’s thoughts on Codebox.

[31:52] - Calvin talks about how Tenant Turner and Codebox have worked to build solutions together.

[33:01] - Are there any other similar lock box solutions out there?

[34:12] - We move onto wireless and Bluetooth options. Brad thinks that this will become increasingly prevalent. He, James, and Calvin then talk about their predictions for when this will become the norm.

[36:53] - Do James and Calvin see this changing technology as more of a disruptor or an aide within the industry?

[39:57] - Calvin suggests that the best way to get in touch is to go to tenantturner.com. For the promo version, go to www.tenantturner.com/brad!

[40:47] - James talks about the benefits of ordering code boxes directly from Tenant Turner.

Links and Resources:

tenantturner.com

Calvin Davis on LinkedIn

James Barrett on LinkedIn

@TenantTurner on Twitter

LeadSimple

Fourandahalf

PM Grow Summit

Grace Property Management

VirtuallyinCredible

FreeRentalSite

Zillow

Trulia

Apartments.com

Codebox

Today’s show is sponsored by LeadSimple and Fourandahalf. Together, they’ve come up with one of the best conferences for property managers, called the PM Grow Summit. This event is laser-focused on growth strategies and brings together some remarkable thought leaders from around the country. I attended last year and was thoroughly impressed all around -- and that was just their first year! The next conference will be in San Diego in 2018, and I’ve already booked my spot. Go to pmgrowsummit.com to learn more, and enter promo code “Brad” to get a $100 discount on your ticket!

We’re also sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”!

I have a particularly remarkable guest on the show for you today. Greg Doering is the Regional Vice President for NARPM in the Central Region, which has 10 chapters across more than a dozen states. He’s also the owner and founder of GDAA Property Management, located in the North Austin (specifically Round Rock) area.

Since Greg has been a NARPM member for around a decade, he knew the ins and outs of the organization even before he became Regional Vice President. If you’ve listened to this show before, you’ve probably heard about NARPM at least in passing, but this episode is your opportunity to learn about the remarkable organization in depth from this long-time member who has ascended its ranks!

Greg will talk about some of the ways to get involved with the leadership of NARPM, including sharing his own story. He also describes the benefits that can come from helping to lead NARPM (which is a volunteer rather than a paid position). Some of these benefits, as he’ll point out, aren’t limited to the organization’s leadership.

With that said, we don’t only talk about NARPM. Greg describes what it’s like to work with his brother Jeff, who joined the company recently. We clear up some misconceptions about virtual assistants. Greg describes some of the changes and innovations that he’s seen in the property management industry, and finishes things off with an inspirational message about why change is a good thing.

Here’s where you can find Greg:

GDAA Property Management

Greg Doering on LinkedIn

Show Notes

[02:57] - Greg starts things off by introducing himself and telling listeners a bit about what he does.

[03:45] - Brad explains some of the reasons that he invited Greg onto the show.

[04:36] - Right now, the biggest challenge that Greg is facing with his company is staffing. He describes some of the specific difficulties.

[06:04] - What have Greg’s plans for growth been this year? He answers, then discusses how the company has transitioned into one in which people have specific tasks and roles, instead of doing everything.

[09:58] - Greg describes the single most important lesson that he learned during his company’s growth and transition period.

[11:01] - Brad takes a moment to make sure listeners understand the acronyms that Greg has been using.

[12:24] - What advice would Greg give someone working their way up through the ranks of NARPM?

[14:02] - Greg discusses how the auditing system works after you’ve submitted your packet and checklist.

[15:59] - What are some of the innovations that Greg has seen, or done himself, in the last six months or so?

[17:17] - Brad steps in to clarify some common misconceptions about virtual assistants.

[18:47] - Greg discusses the dynamic involved with his brother, Jeff, recently entering the business.

[21:12] - The reality of working with his brother is that they still enjoy each other’s company despite seeing each other at work and many weekends, Greg explains.

[22:46] - Greg talks us through his ascent through the ranks of NARPM, of which he’s been a member for around a decade.

[24:29] - Greg goes into more depth about the process of becoming a regional leader in NARPM.

[25:53] - We learn what Greg’s current role in NARPM entails, and how long the term lasts.

[27:05] - Greg discusses what he envisions as where he’s going and what he hopes to do by the end of his two-year term. He and Brad then talk about the rapid changes in the industry over the last few years.

[30:00] - Last year, Greg had less than 20% of the inventory condition forms returned, he reveals.

[31:08] - What are the benefits of being involved in the leadership of NARPM, since it’s a volunteer position?

[33:30] - Greg reveals that NARPM’s major events are about to go through some big changes, and offers some insight into the types of changes to expect.

[35:35] - The majority of the vendors that Greg uses regularly have all come from the NARPM trade show.

[36:14] - The industry is getting ready to change, Greg explains, and he’s excited because change creates opportunity.

Links and Resources:

GDAA Property Management

Greg Doering on LinkedIn

LeadSimple

Fourandahalf

PM Grow Summit

NARPM

CRMC

RMP

NARPM National Conference

Broker/Owner Conference

Tony Robbins

Robert Kiyosaki

Today’s show is sponsored by LeadSimple and Fourandahalf. Together, they’ve come up with one of the best conferences for property managers, called the PM Grow Summit. This event is laser-focused on growth strategies and brings together some remarkable thought leaders from around the country. I attended last year and was thoroughly impressed all around -- and that was just their first year! The next conference will be in San Diego in 2018, and I’ve already booked my spot. Go to pmgrowsummit.com to learn more, and enter promo code “Brad” to get a $100 discount on your ticket!

We’re also sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”!

On the show today, I’m joined by Angela Gonzales and Erin Landis from Moxie Property Management out of Fort Worth (near the Dallas, Texas area). Erin and Angela started the company just a couple years ago, so it’s still in its infancy time-wise, but they’ve already accomplished some remarkable things. As they put it, the company actually operates in dog years!

One of the reasons I wanted to have Angela and Erin on the show is that they’re doing some different things that you might not have seen in other property management companies. They don’t hesitate to think outside the box, as you’ll hear in our conversation today. For example, part of Moxie involves doing consulting work for other companies and helping them manage their properties, meaning that they’re far more than just a strict property management company.

In addition to talking about their consulting services and how they seamlessly blend these with their own property management, Erin and Angela discuss topics such as how they’ve grown their company so quickly, how they got started, why they realized they don’t need a third partner, their roles in NARPM, and the tools they use to stay in communication with each other, their clients, and their tenants.

Here’s where you can find Angela and Erin:

Moxie Property Management

Angela Gonzales on the Greater Fort Worth Association of REALTORS

Angela Gonzales on LinkedIn

Angela Gonzales on Facebook

Erin Landis on Facebook

Erin Landis on LinkedIn

Moxie Property Management on Facebook

Show Notes

[02:36] - Erin and Angela start things off by introducing themselves.

[03:06] - We hear about how Moxie has grown so large in such a relatively short time, with Angela explaining how she and Erin met and got started.[06:52] - What were some of the challenges that Erin and Angela came upon when they decided to step out and doing everything themselves?

[08:06] - Erin is doing some coaching for AppFolio soon, partly because she has been using the software since 2009. Angela then talks about how difficult the business would be to run without Erin on the financial side.

[10:03] - Brad shifts to a tangent about something he learned on the NARPM listserv about full-month accounting. He, Angela, and Erin then discuss how this type of accounting works along with its pros and cons.

[14:16] - Angela discusses the consulting side of the business.

[16:15] - The places we’ve been hearing about are in outlier areas, we learn, with Angela describing what they do as a “if you build it, they will come” scenario.

[17:26] - We take a deeper dive into the consultancy side of Moxie, learning what exactly that entails and how that side functions.

[19:40] - Angela and Erin use Evernote, we learn. It’s also helpful for communicating with their clients.

[20:27] - We hear about the division of labor at Moxie.

[22:45] - Part of hiring really great people is that they have ambition above the position they’re hired at.

[24:04] - Erin explains more about the details of how their consultancy works, and the ways in which it was like entering into a marriage.

[25:51] - Brad dives into the topic of the service items offered by Moxie. We hear about what it takes to add a consulting aspect to your property management business.

[27:35] - Erin points out that a big part of what they do is cleaning up old accounting, which is something they could take nationwide.

[30:04] - A lot of what Erin does is just auditing what a company has done up until now, she explains.

[31:21] - Brad is developing an annual business health report.

[34:19] - It’s not so much that good members of NARPM are perfect so much as that many others do lots of things wrong, Brad points out.

[35:52] - If Angela and Erin could do everything all over again with Moxie, what would they do differently the second time around?

[39:08] - Erin is the treasurer of the greater Fort Worth area NARPM branch, and Angela is working with the organization on the state level. Erin and Angela then discuss work-life balance and the experience of having careers as women.

[42:32] - While Angela’s son is a teenager now, Erin’s family is younger. She describes what it’s like to work from home under these circumstances.

[44:30] - Brad talks about his “good idea fairy” concept, then shares a cool concept he has recently implemented with listeners.

[46:49] - Moxie has been using Rently for almost two years now, and have been finding that it results in better tenants overall.

[49:24] - We learn that Brad got rid of his dropbox when he moved to the new office.

[50:09] - Erin talks about how one of their older residents (who is over 80 years old) took some extra coaching to make electronic payments instead of dropping off a money order or other paper payment.

[52:01] - Brad discusses the role of virtual assistants and how it’s changing in the industry as time goes on.

[52:49] - Do Angela and Erin have any other “good idea fairies” that they want to share with the audience?

[54:56] - Moxie’s application fees are nonrefundable, but they are transferrable to other properties, we learn.

[56:38] - The mortgage industry took in 36% fewer applications for mortgages this year than last year, Brad reveals. This means that more people are going to be renting.

Links and Resources:

Moxie Property Management

Angela Gonzales on the Greater Fort Worth Association of REALTORS

Angela Gonzales on LinkedIn

Angela Gonzales on Facebook

Erin Landis on Facebook

Erin Landis on LinkedIn

Moxie Property Management on Facebook

LeadSimple

Fourandahalf

PM Grow Summit

AppFolio

NARPM

Evernote

Basecamp

SharePoint

Bob Walters

Leading Property Managers of Australia

Tenant Turner

Rently

Today’s show is sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”!

We’re also sponsored by LeadSimple and Fourandahalf. Together, they’ve come up with one of the best conferences for property managers, called the PM Grow Summit. This event is laser-focused on growth strategies and brings together some remarkable thought leaders from around the country. I attended last year and was thoroughly impressed all around -- and that was just their first year! The next conference will be in San Diego in 2018, and I’ve already booked my spot. Go to pmgrowsummit.com to learn more, and enter promo code “Brad” to get a $100 discount on your ticket!

That description of the upcoming conference is a perfect introduction to today’s two guests, Alex Osenenko and Jordan Muela. Together, they represent the two companies coming together to put on the summit, with Alex coming from Fourandahalf and Jordan coming from Lead Simple.

Of course we’ll talk about the summit in depth, with Alex and Jordan going over some of the remarkable speakers who will be attending, talking about the venue, and explaining why the weather alone should be a persuasive reason to attend!

Before that, though, we talk about many other topics relevant to anyone in the property management industry. We start off with a discussion of LeadSimple and its value for property managers in terms of efficiency, then cover various recent and upcoming trends within the industry. We address fee maximization and discuss the fact that customers are increasingly happy to do their showings themselves. Tune in for all this and much more with these two influencers in the property management world!

Here’s where you can find Alex and Jordan:

Alex Osenenko on LinkedIn

Alex Osenenko at Fourandahalf

Alex Osenenko on Facebook

@PMGrowSummit on Twitter

Jordan Muela on LinkedIn

@ManageMyProperT on Twitter

Show Notes

[02:56] - Alex gives us a quick intro to who he is and what he does.

[05:23] - Brad chimes in to tell a quick story about his first attempts to implement LeadSimple, and his return to it later.

[06:02] - Jordan tells us about who he is and what he does, explaining that he’s the CEO of LeadSimple.

[06:59] - One of the things that Brad likes about LeadSimple is that it prompts you with a list, allowing his staff to work straight off that list every day.

[09:36] - We hear a reminder that the consumer has different criteria than we have as experts in the property management industry. We also get advice on what to do once someone requests the analysis that Brad has just been talking about.

[12:41] - Brad explains that the part of his website that talks about free market estimates shows the graphic that people are going to get, which improves his capture rate.

[15:30] - We learn about how inbound call tracking and texting can function within the process that Brad, Alex, and Jordan have been talking about.

[16:52] - Brad shifts us to different trends, bringing up the topic of fee maximization.

[18:07] - Alex has been thinking a lot about fee maximization lately, he reveals, and shares his thoughts and perspective on the topic.

[19:49] - How does Brad set his pricing? He answers, and then offers a tip to listeners about using a flat-fee, tiered pricing system instead of percentages.

[21:33] - Brad steers Alex and Jordan to talk about the conditioning of customer expectations in terms of not needing to talk to anybody and have privacy.[25:33] - Does Brad know offhand how many states what he’s been describing about co-brokering is relevant for?

[26:32] - Alex points out that the one-star reviews that every property manager gets are from tenants who never got a showing.

[28:00] - Brad admits that a lot of property managers, including himself sometimes, are very hesitant to implement things.

[30:38] - You’re often competing against the status quo, Jordan explains.

[32:17] - Brad transitions to talking about PM Grow Summit, offering Alex the opportunity to explain why this is such a valuable event and resource for property managers.

[36:07] - We hear about Brad’s personal experience at last year’s PM Grow Summit, in terms of both having a great time and making valuable connections with people he still speaks with today.

[37:30] - Alex and Jordan spend a huge amount of time vetting and interviewing potential speakers for the summit.

[39:06] - We hear more about the personal development aspect of the summit.

[41:46] - The venue for the summit is the US Grant Hotel in sunny San Diego, which should be a pleasant relief in terms of temperature in January!

[43:40] - We learn about the impressive caliber of speakers who will be present at the summit, with Alex and Jordan listing a few of the most noteworthy speakers and talking about their qualifications and areas of expertise.

[53:13] - Where can listeners learn more about the PM Grow Summit? At pmgrowsummit.com for the upcoming event, or at 2017.pmgrowsummit.com for last year’s event.

Links and Resources:

Alex Osenenko on LinkedIn

Alex Osenenko at Fourandahalf

Alex Osenenko on Facebook

@PMGrowSummit on Twitter

Jordan Muela on LinkedIn

@ManageMyProperT on Twitter

LeadSimple

Fourandahalf

PM Grow Summit

ShowMojo

NARPM

Tony Robbins

Robert Kiyosaki

US Grant Hotel

PM Grow Summit 2017

Today’s show is sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”!

My guest on this episode is the remarkable Dave Borden, who was nice enough to come to town and go over some information on marketing for property managers. He’s so full of information and great advice, though, that we decided to split the episode into two parts! This is part 2 of 2; part 1 aired last week.

This part is all about online best practices and industry trends. Dave and I dig deeply into how to do well online. We discuss what kind of domain name is ideal, as well as when you should (and, just as importantly, when you shouldn’t) use redirects to bring customers to your site. We also talk about content, with Dave giving great information on the minimum number of words you should have on certain pages and offering some suggestions for where to get ideas for what to write about.

Dave and I then move on to talking about the sometimes complicated relationship between property managers and owners. We discuss ways to handle the question of who’s in charge of deciding when to fix things and how much to spend on them. We also talk quite a bit about pricing models and attracting the right owners.

If you haven’t heard about Dave’s own product, Rent Screener. This is an absolutely invaluable tool for property managers, and I highly recommend you try it out if you aren’t already using it! Best of all, Dave is generously offering a 10% discount to listeners of this podcast. Tune in to learn how to get your discount!

Here’s where you can find Dave:

Kohva.com

David Borden on LinkedIn

propertymanagerwebsites.com

[email protected]

Show Notes

[02:24] - Dave begins by talking about domain names, explaining that many people don’t take certain important things into account when choosing one.

[04:31] - We hear some words of caution for people who are already doing well with an existing URL but are considering switching to a new domain.

[05:59] - Should you buy multiple other exact match domains and redirect them to your main domain? Dave says no, and explains why.

[08:16] - Brad brings up a story that Dave told him yesterday, so Dave recounts the story for the audience. He then draws out the lesson from this to explain how to best appear in search results.

[10:08] - Brad talks about diluting your brand, offering an example to illustrate what he means. Dave then offers his own advice on the topic.

[12:40] - We learn about windshield time, with Brad explaining how he reduces the need for his employees to drive across town to work for a couple minutes.

[14:03] - Dave talks about content, revealing the magic number of words to have on your property management page.

[17:12] - Brad suggests becoming a full-disclosure company on your site, then brings up the pricing model that he uses. He and Dave then discuss this before Dave returns to talking about ranking well in Google by having at least 2,500 words of content on their landing page.

[21:20] - Every conversation you have with an owner could be a blog post, Dave points out.

[22:00] - Brad points out that there’s a larger mindset in society that people want to have all their information upfront, tying this into his pricing system. He and Dave then talk about how your pricing brings in the type of owner you want.

[26:16] - Brad’s multiple property owner agreement is a great way to encourage people to buy another investment property Dave then points out that you may also be able to get a commission for helping them to buy this additional home.

[29:03] - Dave brings up something he’s seen property managers deal with: the question of who’s in charge (the property manager or the owner).

[32:02] - Brad brings up a side story that happened recently, then he and Dave further discuss the issue of making fixes to the property and when to consult the owner first.

[35:04] - Dave talks about his tenant screening product, which is called Rent Screener

[38:02] - Transunion has made a commitment to the tenant screening industry, Dave explains, then talks more about Transunion’s process and how to use its scores in screening tenants.

[40:44] - Brad is now pushing into an unaccompanied vacant home showing situation. Dave then elaborates on what Brad has been saying about this topic, explaining how much time it can save.

[45:47] - Dave talks about how to reach him and how to get a 10% discount on anything you order through his company.

[47:25] - Dave takes a moment to rave about how great his team is, and to emphasize how much he cares about doing right by his customers.

Links and Resources:

Kohva.com

David Borden on LinkedIn

propertymanagerwebsites.com

[email protected]

Rent Screener

Exact match domain

301 redirect

Today’s show is sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”!

My guest on this episode is the remarkable Dave Borden, who was nice enough to come to town and go over some information on marketing for property managers. He’s so full of information and great advice, though, that we decided to split the episode into two parts! This is part 1 of 2; part 2 will be available next week.

This part is all about the must-haves of online marketing for property managers and property management companies. This is absolutely Dave’s area of expertise, as his company services a thousand management companies nationwide, covering a total of 300,000 to 400,000 units. His skill at what he does is revealed by his company’s strikingly low cancellation rate; they’ve only had 30 companies stop using their services. 

In this part of our conversation, Dave spends some time discussing the broad strokes of a successful marketing strategy, including the various steps to take depending on what your goals are. For example, he recommends starting with a great website. If that doesn’t get you where you want to be, you can move on to a social media strategy. If that, too, doesn’t achieve enough success, the next step is a content marketing strategy with videos.

As you may have inferred from this, Dave is a proponent of taking a measured approach. This is reflected throughout the conversation in his deliberate, specific insight and advice. In short, if you’re interested in learning how to go about marketing online the right way, tune in to this episode and the one coming next week!

Here’s where you can find Dave:

Kohva.com

David Borden on LinkedIn

Show Notes

[02:24] - Dave introduces himself briefly, explaining why he’s on the show. He then explains what his company does.

[05:00] - Brad explains where today’s conversation with Dave stems from. Dave then talks about the first question he asks companies who want to work with him, and talks about the importance of a good website.

[08:42] - We learn about the importance of being able to capture a lead in a pay-per-click campaign. Dave then lists a few places where you can create a website for free.

[10:42] - Dave lists the three elements that go into SEO: relevance, usage data, and domain authority.

[13:09] - Dave returns to the topic of establishing a goal, explaining how this relates to SEO and specifically usage data.

[16:09] - Brad takes a moment to dig into what Dave has been saying about video, emphasizing how important (and powerful) a video strategy can be.

[17:58] - We learn about using Facebook for marketing purposes as a property management company. This is part of the basic social media strategy that Dave recommends, and he walks listeners through some best practices for using Facebook successfully.

[21:56] - Brad draws out what Dave said a moment ago about putting homes on Facebook, and Dave points out that this advice is only good if you’re interactive with it.

[23:42] - You can buy likes on Facebook, Dave explains, or boost a post. Brad shares his own experience with doing this.

[25:48] - Dave reiterates that he’s here because Brad is the poster child for property management marketing.

[26:35] - We hear more about Dave’s advance marketing platform.

[28:26] - Brad adds his two cents, recommending the automated rental analysis Dave has been talking about to anyone (except people in his local area!). He explains more about how it works.

[30:14] - Dave talks us through the three parts of his process.

[33:13] - Brad and Dave talk about the possible discrepancies in automatic estimates, and why these can potentially be good things.

[34:34] - We hear the difference in number of properties that Brad signed up last year compared to this year, now that he’s using the product that Dave has been talking about.

[37:50] - Dave begins to offer some advice on the marketing strategy with video, then shifts to talking about companies that are successful. He then talks about the automated system in more depth.

[40:45] - We come back to the topic of videos, with Brad talking about the advanced marketing platform widget.

[41:46] - Dave discusses having a content strategy.

[42:36] - Brad offers a thought for videos involving having them automatically transcribed for viewers on Facebook with the sound off. He and Dave then discuss various strategies for videos and marketing.

[45:08] - Brad uses a service called Virtually Incredible; he explains here what they do for him. Dave then raves about the company.

[48:12] - If someone watches your home listing video all the way through, it gives you a lot of SEO credit for the view.

[49:49] - What you need to do depends on your goals and your market, Dave explains. This means your strategy will be very different depending on those two factors.

Links and Resources:

Kohva.com

David Borden on LinkedIn

NARPM

Wix

GoDaddy

Google Plus

Fiverr

Four and a Half

LeadSimple

Virtually Incredible

Todd Breen

Today’s show is sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”!

Don’t miss this insightful and value-packed conversation with James Alderson from OnSight PROS, an inspection company based in Texas but with locations in 14 cities in 7 states. We use them for third-party inspections, which (as we discuss in this episode) offer neutrality and reassurance when it comes to issues such as security deposits.

James isn’t only the founder of OnSight PROS; he and his wife are also property managers in the San Antonio, Texas area. In fact, James started OnSight PROS to fill a need of his own within his property management company. It wasn’t originally meant to be a business; James just wanted to get inspections off his plate. The company’s services were so in-demand, though, that it has now blossomed across the country.

In this conversation, James and I talk about various aspects of inspections. We explore why they’re so important, and several reasons that it’s better to have them done by a third-party company than to do them in-house (which we temporarily tried before returning to using OnSight PROS). James and I go into a fair amount of detail about using OnSight PROS for renewals and periodic inspections, discussing why it’s so important to do these inspections properly.

Of course, we all want to know how much things cost, so we talk about that (and about how to defer these costs to the tenant or owner). We offer some advice and tips on what to do if you don’t yet have a branch of OnSight PROS near you. Finally, we also spend a few fun minutes discussing technology and how we anticipate it will impact the property inspection industry in the relatively near future.

Here’s where you can find James:

onsightpros.com

[email protected]

Alderson Properties

James Alderson on LinkedIn

Show Notes

[02:07] - James gives us a quick intro into who he is and what he does, explaining how OnSight PROS got started.

[03:23] - Brad steps in for a moment to briefly explain exactly what OnSight PROS does. He then explains his company’s process as it relates to OnSight PROS. James then points out that they prefer vacant properties, or else set up appointments with tenants.

[06:22] - James explains how having a third party do the assessment offers neutrality and takes away the concern that the property owner or manager is trying to retain an unfair amount of the security deposit.

[07:41] - We move onto the topic of using pros inspections for renewals. Brad and James talk about the frequency of doing inspections. James also mentions some of the things to look for to see if someone has a pet on the property without it being in the lease agreement.

[12:15] - We transition to the topic of periodic inspections. James points out that the job of a property management is to protect owners from tenants. He and Brad talk about a few issues that may arise, including trampolines and smoke alarms.

[16:43] - Brad talks about code compliance, explaining the rules in Texas specifically.

[19:00] - James goes back to the topic of periodic inspections, sharing a story of why one particular company works with OnSight PROS.

[21:44] - We hear about what Brad calls “desktop inspections” and the importance of giving owners reassurance that you’ve actually done an inspection.

[22:40] - Brad shifts to discussing the move-out process. He explains exactly what his management company does in this regard, particularly as it relates to inspections.

[25:38] - James responds to Brad’s point about vendors, and describes what he does in his property management company.

[26:27] - We return from a quick break to talk about some of the costs involved in using OnSight PROS.

[29:45] - Brad talks about ways to defer the cost to owners and tenants rather than putting it all on the property management company.

[32:00] - Since OnSight PROS is only in 14 cities (in 7 states), many listeners may not have one operating in their area. What should listeners do if there isn’t one nearby?

[34:03] - We learn about Brad’s history with OnSight PROS, why his company temporarily did inspections in-house, and why they returned to using James’ company.

[36:58] - Does James like any of the inspection softwares that are currently on the market?

[39:06] - Brad asks James what sorts of dynamic changes are on the horizon and will change the world. As he answers, James points out that he wants to keep up with the times. He and Brad talk about technology such as drones and Roombas, and how these relate to future changes in inspections.

[43:17] - How can listeners get in touch with James?

Links and Resources:

onsightpros.com

[email protected]

Alderson Properties

James Alderson on LinkedIn

Stephen Foster

zInspector

Today’s Guest:

Today’s show is sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”!

I’m delighted to bring you the brilliant, talented Ruby Rowan as today’s guest. I know Ruby well, because she’s a portfolio manager with my company here in San Antonio. She started with us as a leasing agent around three years ago, but we put her through real estate school, and now she’s one of our portfolio managers.

Lately, I’ve been getting a lot of questions about how our portfolio management system works. While I’ll contribute to the conversation, I thought the bulk of answering should go to someone who’s intimately familiar with the system from the inside out, since it’s what she does every day at work.

In this episode, Ruby will go into depth about how she manages 181 homes with our company. She’ll share the down and dirty of how things work, how we break up the division of labor here, how she’s compensated (and why being paid a percentage instead of straight salary is a great system), and how her work/life balance is maintained. 

If you’ve ever wondered about how our portfolio management system works, or have considered implementing a similar system yourself, this is the episode for you! Tune in to to learn what works for us, where we’ve made mistakes, and what Ruby sees as the strengths of our system.

Here’s where you can find Ruby:

Ruby Rowan on LinkedIn

Ruby Rowan on Realtor.com

Show Notes

[02:59] - Brad introduces Ruby briefly and explains why she’s called a portfolio manager instead of a property manager.

[03:33] - Ruby discusses her background in real estate and property management, and explains how having been a military spouse has affected this.

[04:51] - We hear a bit about the differences in dealing with apartments versus single-family homes.

[06:40] - Ruby talks about her earliest days at Brad’s company, and Brad elaborates on the challenges of growing as a property management company.

[08:34] - Ruby started off with 110 homes. She explains how she addressed the new system with owners.

[09:58] - Brad shares the thought process behind the challenge of dividing homes among the four portfolio managers. He then discusses compensation for portfolio managers. Ruby then talks about some of the main benefits to the owners.

[13:34] - We return from a quick break to talk about what Brad’s company offers the owners, and how the portfolio managers are the one point of contact despite outsourcing certain things.

[15:52] - Ruby brings up the topic of pets, in that some owners absolutely don’t want them, and explains how she tends to handle this.

[17:00] - What tends to generate the most activity and questions from owners?

[18:01] - Brad describes the company’s 21-day leasing guarantee, and explains the various stipulations.

[19:52] - Ruby explains the next part of the process, involving checking statements to make sure everything is accurate. This takes about an hour and a half with her 181 homes.

[22:12] - We move on to hearing about the segmented part of maintenance. Ruby talks us through how the maintenance side of things works with her as the portfolio manager.

[25:58] - Ruby discusses her work schedule (and the fact that every day is different) and systems, sharing what helps her keep her daily flow manageable.

[28:05] - Brad brings us to the topic of business development. Ruby talks us through the transition from the business development side to her, the portfolio manager.

[29:27] - Brad shares his plan for Ruby as the company grows. Ruby explains that she agrees that the company will need to transition to a bigger system, talking about her workload last summer to illustrate why.

[30:54] - Ruby talks us through what she does when a tenant moves out. She and Brad explain the process, which involves a video walkthrough, in detail.

[33:39] - Brad talks more about the security deposit itemization. Ruby explains that some charges go to the owner, because they can’t charge a tenant for general wear and tear.

Links and Resources:

Ruby Rowan on LinkedIn

Ruby Rowan on Realtor.com

Larsen Properties

Today’s Guest:

Today’s show is sponsored by Marc Cunningham of Grace Property Management. Marc has created some amazing products for property management companies, which we can say firsthand as we’ve implemented his systems here. Visit their website and try out their products! To get a 10% discount on any of Marc’s products, use the promo code “Brad”! 

Today’s episode is going to be a little bit different. Instead of sharing a conversation with another expert in property management, I want to give you some context to think about your business and its future in broader terms.

With that in mind, today’s guest is my beautiful, amazing 7-year-old daughter, Corah! She and I have been talking for some time now about doing a daddy-daughter episode, and we’re both thrilled that it’s finally happening.

In addition to sharing this facet of the business with my daughter from a young age, my goal with this episode is to get you thinking about things like legacy issues from a new perspective. Corah and I talk about the future in a way that may help you figure out how to have these conversations with your own children, as well as give you some insight into things you should be considering.

One topic I bring up is that the second generation in a business (meaning Corah, in this case) generally does well with the business, while the third generation more often squanders the wealth that the previous generations have created.

I’ve set up some requirements that Corah needs to meet before she becomes part of the business, which I’ll touch on in this episode. You’ll also hear about the importance of setting up a trust to avoid having your estate go to probate if the worst happens. We then discuss potential major disruptors to the property management industry.

Show Notes

[02:38] - Corah gets warmed up by talking about her favorite things to do.

[03:38] - Brad brings up the topic of legacy issues, talking with Corah about generational issues. Corah then reveals that in the future, she would love to do what her dad does and own the company (rather than being a dentist).

[04:54] - Brad discusses a couple who he recently spoke with in Florida who gave him some insight into working with their children. He then outlines some requirements for Corah before she can join the business.

[05:54] - We learn more about Brad’s background, including the fact that he started the business from scratch.

[06:38] - Brad shifts to the topic of having legal protections in place, explaining to Corah (and the audience) that he and his wife put everything into a trust several years ago. He recommends Matt Spahn as a trust attorney.

[10:35] - After a short break, Brad and Corah talk about the future, with Brad mentioning that the property management industry is still waiting for its big disruptor. He and Corah then talk about the importance of technology.

[12:06] - We circle back to the idea of major disruptors. Brad explains one possible option to Corah using the clear example of their upcoming vacation.

[12:58] - Brad asks Corah a big question: would she rather go on vacation to the same place every time, or to a new place each time? He then ties her answer into how the industry may be changing.

[14:26] - We hear about the potential role of drones in property management. Brad then talks about the possibility of cash becoming obsolete, with everything being done electronically.

[16:14] - Corah shares what she’s most excited about this summer: not having school!

Links and Resources:

Marc Cunningham on LinkedIn

Grace Property Management

Property Management Systems by Marc Cunningham

Matt Spahn

Dave Ramsey