Being a Landlord VS Using a Property Management Company

You own a local home, a condo, or an apartment building and you're trying to decide whether to self manage it or hire a property management company to manage it for you.

A property management company can cost anywhere between 3.5%-8% of the monthly rental income and you know what? Maybe you don't want to pay that.

So the only other option is to self manage your property.

But you have some questions. How difficult is it? How much time will it take? Is it a hassle?

Before you can decide if you're able to self manage, you need to ask yourself some questions.
  1. How many hours a week do you work?
  2. Do you know how to read a credit report?
  3. Do you know what to do if a tenant does not pay their rent?
  4. Are you willing to be on call 24/7 for emergencies?
  5. Do you have a list of maintenance workers you trust?
This is a good start to determine your capability of self managing your property/properties. Let's fo through each one.


Some days, you don't need to do anything with your rental property. Other days, there is lots to do. If you're working a full time job during normal business hours, it can be especially hard to accommodate the necessary time into your busy schedule. 

What if there is an emergency? Not only will you have to work during your normal off time, but you will also have to spend the time driving out to your property and dealing with tenant problems when they arise. 

What if you need to show your rental? Sometimes during the week is the best time to show prospective tenants and if you are at work, you're missing out.

Tenant Screening

If your unit is vacant, or when it does become vacant (which at some time it will), will you know what to do?

Vacancies are the largest expense for any rental property. Say your property rents for $2,500 a month. That means every day your unity is vacant, you are missing out on $83 of income a DAY. This vacancy cost adds up extremely fast.

How do you select a quality tenant? Where are the best places to post an ad for rent? Craiglist is usually the best place to post an ad for rent in 2012, but property management companies have many more outlets and a much larger reach than just people looking on Craigslist.

Typically, it takes a property management company a much shorter amount of time to fill vacancies. They are the professionals after all!

Once you find a tenant, they need to fill out a rental application and then you need to run their credit. Do you know what red flags to watch out for?  

Evicting a Tenant

This happens a lot more than people think. 

Tenants lose their job and then all of a sudden they can't pay rent. What are you going to do? What's worse than a vacancy is a tenant occupying the residence, but not paying rent.

Do you know the eviction process? Tenants will attempt to occupy the residence (for free) as long as they can after they know they can't make their rent payment.

Unfortunately today, the courts have a much higher favorable bias towards tenants than landlords. Do you know the legal paperwork and time frames that they must be sent to the tenant to have the fastest eviction process possible? Even some experienced property management companies don't get this right (be careful who you choose). 

Not only that, but tenants always have a sob story. There is always a reason they can't pay their rent this month and then a different excuse will come up for the following month. 

Are you going to be able to look past their personal issues and sob stories to take the right, corrective action?

Property Management companies are experienced with this and know that your return on investment (ROI) is of most importance. They are always quicker to start an eviction process than the property owners themselves.


They do happen. Often. It is irregular for a property to have less than four emergencies a year. What are you going to do when one comes up?

What happens is a water pipe bursts and starts flooding the bathroom upstairs at 3:00 AM. Are you going to be able to answer the phone? If not, you're property could be destroyed by morning.

This is where property management companies shine. The best companies offer 24/7 emergency support to handle situations just like these.

If this is too much of a worry, it is probably best to hire a property management company.


The best thing you can do for your property (besides having it always rented out with paying tenants) is keep it properly maintained.

The secret to getting the highest ROI is preemptive maintenance - fixing the small problems before they turn into major problems costing you tens of thousands of dollars. 

What can look like an old patio cover could be a lawsuit waiting to happen. What if a strong wind or a tenant accidentally hitting a post causes it to fall and crush the tenant and their child?

That is the owners responsibility and you could be sued for negligence. Property management companies do inspections in between tenants to watch out for things just like this.

Do you know what to look out for?

If you think this is all overwhelming your best bet is to go with a property management company.

Nokia Lumia 800 The Dark Knight Rises Limited Edition launched in India

It has been a busy day today, with Nokia announcing the launch of two phones in India. Along with the Nokia Lumia 610, the Lumia 800 The Dark Knight Rises Limited Edition phone has also been launched, and should be available in markets from tomorrow.
The Lumia 800 The Dark Knight Rises phone will truly be limited edition, with Nokia announcing that only 200 units will be available. So, we suggest that if you want one, hurry and grab one now!
This edition of the phone will carry forward the same unibody build as seen on Lumia 800 (read our review) phones, but the black colour will be accompanied by a laser etched Batman logo on the back, to make it stand out in a crowd.
“A truly global initiative, the Nokia Lumia Dark Knight Rises campaign is an exciting new initiative for our Lumia customers, that will recreate the movie’s unique experience, right on the consumer’s devices”, said Vipul Mehrotra, Director – Smart Devices, Nokia India.
Buyers will get access to a whole host of exclusive stuff. First off, the phone will be loaded with the Dark Knight Rises app, with exclusive trailers, photo galleries, integration with Maps to list where the movie theaters premiering the movie are, as well as a game that has been introduced in a tie up with Foursquare.

More Here

Google Reveals Nexus Q Social Streaming Media Player

Google just posted a video on YouTube for what it’s calling the first social streaming media player made for Google Play at Home, the Nexus Q.
The clip was discovered in the final minutes leading up to the Google I/O — Google’s annual developer conference in San Francisco — where it is likely gearing up to announce an array of new products, platforms and services.
SEE ALSO: Live From the Google I/O Keynote [LIVE BLOG]
The video of Nexus Q shows that the device streams music and entertainment from the cloud to your home.
“It’s the first device that lets you create social playlists with your friends,” the video states. “All they need is an Android phone or tablet and connection to your Wi-Fi.”
By launching the Google Play music app, you can list songs and albums to the queue and friends can add the same from their own collections. The Nexus Q also works for streaming YouTube videos and movies.


Google Nexus Q streamer

It's an orb-like streaming-media device with a $300 price tag, that looks to act as the bridge between Android tablets and smartphones, and your TV. The (currently unlisted) YouTube video shows off its ability to integrate with your Google Music account, as well as "push" videos to your TV, similar to Apple's AirPlay functionality.
While it's not entirely clear from the product shots currently available, the Nexus Q has a micro HDMI output (and includes an HDMI cable), in addition to an optical audio port, Ethernet jack, and banana jack speaker outputs. The Nexus Q also has a built-in 25-watt amp, which means you won't need a separate AV receiver to power speakers, similar to a Sonos Connect:Amp. There's also built-in Wi-Fi, Bluetooth and NFC support.
The Nexus Q runs a version of Android 4.0, with 16GB of onboard flash memory and 1GB of RAM. Unlike streaming media boxes like Roku or the Apple TV, the Nexus Q only supports a few Google-centric apps: Google Play Music, Google Play Movies and TV and YouTube. The "social" aspect of Nexus Q initially appears to be the ability for multiple Android devices to create a group playlist.
According to the product page, the Nexus Q should be shipping in 2-3 weeks. Also listed is a set of $400 bookshelf speakers, made by Triad Speakers, designed to be used with the Nexus Q.
This is a developing story and will be updated with more details shortly.

Google Unveils Nexus Q Streaming Media Player

Google's Nexus Q uses your Android smartphone or tablet in conjunction with Google Play to stream music and videos to your HDTV, sound system, or just speakers.

Google debuted a new orb-shaped media streaming device called the Nexus Q before it took the stage for its Google I/O keynote. The Nexus , what the company calls “the first social streaming media player” first appeared on the Google Play website store.
Closer look at Nexus QGoogle's Nexus Q uses your Android smartphone or tablet in conjunction with Google Play to stream music and videos to your HDTV, sound system, or a pair of speakers. What sets the Nexus Q apart from similar media streaming devices, such as Apple TV, is that it allows you to collaborate with friends via your Android device to create playlists of music and video clips.
The Nexus Q isn’t just an Apple TV clone device from Google. Think of the Nexus Q as a hybrid between Apple’s streaming puck and the Sonos music streaming stereo component. The Q features a built-in 25W amp that can power a pair of bookshelf speakers. In addition, users can sync Qs across multiple rooms.
From a video promo (see below) of the Nexus Q Google says: "streams your favorite entertainment from Google Play and YouTube to the biggest speakers and screen in the house."
Using the Q, Android users on the same WiFi network can “queue” (get it?) up their Google Play Music tracks. Every user sees the same playlist, and can edit it as they see fit, hence “the first social streaming media player.”
The Nexus Q runs Ice Cream Sandwich, is powered by a dual-core OMAP4460, with 16GB of storage. Google will be shipping the Nexus Q in the next 2-3 weeks for a list price of $299. It’s thrice the price of an Apple TV, but it packs lots more features.


Google's Nexus 7 tablet

Well, it looks like the rumors are true. This morning, just ahead of 2012's Google I/O initial keynote,Android Police dug up what looks to be an official press shot of Mountain View's unannounced 7-inch tablet, aptly named the Nexus 7. As opposed to our previous sneak peek, this shot shows what is most assuredly the home screen for Jelly Bean, and comes directly from Google's servers. Glad we got that settled. Now we just need to know about the actual hardware inside -- good thing we've only gotta wait another hour or so to find out.
Update: Hoo, boy! The hits keep comin.' The good golks at Modaco managed to grab screenshots for the sale page of the Nexus 7, replete with screenshots and specs. Turns out, the tablet has a 1280x800 IPS display coated in "scratch-resistant Corning glass," which we presume is of the Gorilla variety, plus a front-facing, 1.2-megapixel camera. Within its 198.5 x 120 x 10.45mm case lies either 8 ($199) or 16GB ($249) of storage, plus 1GB of RAM, and NVIDIA's quad-core Tegra 3 SoC. Connectivity comes courtesy of GPS, Bluetooth, 802.11b/g/n WiFi and Micro USB, plus it's got NFC for all your Android Beaming needs. Rounding things out is a 4325mAh battery and the usual spate of sensors: accelerometer, magnetometer, and a gyroscope. Want more? A video all about Jelly Bean and the new hardware running it awaits after the break, or you can hop on over to the source to order one for yourself.

This Is Google’s New Nexus 7 Android Tablet for $199

In the final minutes leading up to the Google’s annual developer conference in San Francisco, Google confirmed the release of its tablet Nexus 7, which will run on Android 4.1 Jelly Bean.
The Nexus 7 comes in both 8GB and 16GB models, featuring a 7-inch 1280×800 HD display (216 ppi), back-lit IPS display, scratch-resistant Croning glass, a quad-core Nvidia Tegra 3 processor, a 12-core CPU and a 4325 mAh battery that promises about 8 hours of power use. The devices also tout near field communications (NFC) technology with Google Wallet, GPS and a 1.2MP front-facing camera.
The specs make the Nexus 7 a visually rich platform for watching movies, playing games and reading e-magazines. The device was built by PC manufacturer Asus.
The 8GB model will cost $199, while the 16GB device will be priced at $249. Google is taking pre-orders now and will ship the Nexus 7 in the next two weeks.
A picture of the Nexus 7 Android device was spotted earlier in the day via Google’s Play Store servers. Images of the device’s hardware have surfaced online already, but this is the first time we’ve been able to see the interface.


Google introduces ‘Nexus 7′ tablet

At its Google I/O developers conference at Moscone Center Wednesday morning, Google was to introduce its much-rumored new tablet computer. Here’s a report from our friends at Bloomberg News from a video posted on YouTube. Come back for more details and insights on the Google I/O announcement from Chronicle tech reporter Casey Newton:
By Brian Womack
Google Inc. unveiled a handheld computer called the Nexus 7 that features a 7-inch screen and is designed to help the company vie with Apple Inc. and Microsoft Corp. in the surging market for tablets.
The Nexus 7 will feature Google’s Android operating system, according to a video posted on the YouTube website. The company is expected to unveil other information about the product at its San Francisco event.
Google is on the hunt for ways to fuel sales of tablets, a market that may almost double this year to 118.9 million units, according to Gartner Inc. Though Android has grabbed more than half of the smartphone market, tablets with the software have won less than half the iPad’s share, and will face new pressure from Microsoft, which unveiled its own tablet last week.
“The tablet market is a major challenge for Google at this point,” said Clayton Moran, a Delray Beach, Florida-based analyst at Benchmark Co. “They need to have a competitive product with the iPad.”
The Google tablet will also showcase Android’s latest iteration, which is named Jelly Bean, according to the video.
This would also be the first tablet to get Google’s Nexus designation. Google has worked with manufacturers such as Samsung in the past for Nexus smart phones to highlight the best features of Android software. The processor in the new tablet will be provided by Nvidia Corp., one of the people familiar with the matter said.

Jelly Bean Android Google

Web giant Google has revealed its newest version of its Android operating system, by rolling out a 'Jelly Bean' statue on its front lawn at its headquarters in Mountain View, California. 

The Jelly Bean statue now joins other dessert-themed statues on Google's lawn, including an Ice Cream Sandwich, Donut, Cupcake, andEclair, all representing the different versions of Android. 

According to ABC News, Google will share the details on Jelly Bean at its Google I/O conference in San Francisco, where the firm will preview and demonstrate the software for developers and press; no real details have been shared on what the operating system will include. 

The current version of Android, called Ice Cream Sandwich or Android 4.0, was released last November which brought sweeping changes to the mobile phone and tablet operating system, and was released with a phone called the Samsung Galaxy Nexus, as it worked closely with Samsung to create a phone for the new software. 

Google also is expected to release a new Nexus device, except this time it is a tablet. Rumored to be called the Nexus 7, Google-watchers believe the tablet will have a 7-inch screen, a quad-core processor, made by Asus and will be priced at 199 dollars.

Courtesy :

Vinod Kumar and Co

Vinod Kumar and Co

La Chocolat...
There was article in the WSJ on May 16 titled "Single-Family Rentals Keep Pulling in Investors".  It ties in nicely with one of my earlier post concerning single family housing as the new asset class.  This article discussed Colony American Homes, a private equity firm, which has raised about $750 million so far and will have purchased more than 1,000 distressed homes by the end of June.

Their projections are based on annual rental cap rates in the 7 - 9 % range and they assume the rents and home values will increase 3-5% per year going forward.  This will equate to 15% returns to their investors.

Those seem like conservative projections to me based on what I see in my market and it does give some validation to the theory single family housing is becoming a viable asset class for investors.

I'm still not sure how efficient asset management will be on such a large scale,  but feel that smaller investor groups targeting 75 - 100 homes in specific market areas will do well.  Real Property Management Executives Greater Atlanta would like to partner with interested investor groups to pursue these opportunities.  Give us a call!

Rainy day in property management

It's Mother's Day, it has been a constant downpour and it's still a busy day. Reinforces my feelings that property management is a strong business to be in. I will be leaving my Mom shortly to hopefully go lease one of our properties. Happy Mother's Day mom!
Added our 30th property today. I'm very happy with our progress as a property management firm. My business plan projected two new properties a week and we are a little ahead of plan.
Property management at it's best. 110 miles, two new management contracts, one new lease, one strong prospect which I expect to turn to a management contract.

One of the best decisions I have ever made is to partner with Beth Hunter, THE CLOSER.
Another week in the books... no wait, we are property managers, there is still Saturday and Sunday to go!

Be sure and check out my next article for new landlords about the concept of depreciation.  Drop me a line at if you would like to be added to the distribution list.

Single family housing as the new asset class?

A lot of press lately about single family housing becoming the new asset class for big investors.  I think it can be done profitably for small investors also.  Recently, one of our property owners picked up a 1,900 ft +/(-) property for $110,000.  Property needed $5,000 of cosmetic repairs to get it ready to rent.  It should rent for $1,300 per month.  $15,600 gross rents per year on a $115,000 investment...Not bad.

Life of a property manager

The life of a property manager-Saturday morning, service call scheduled, technician on the phone and I can't find the tenant;  Property showing at 11:00, prospect calls and is just leaving.....North Carolina.  Alas, the day is only half over;  more adventures for the afternoon.

Rhonda Johnson
Rhonda moved to Redding from Central Oregon in 1994 to be closer to her family. She has 5 years motel experience as an assistant manager, guest services and night auditor. Rhonda joined Real Property Management in 2001. She currently works as maintenance supervisor conducting quarterly and semi-annual inspections, as well as general cleaning and repairs.

Debbie Perea, Agent

DRE# 01429710
Debbie joined the staff at Real Property Management in 2003. She has extensive experience in the bookkeeping field, having owned an auto repair business with her husband for over 19 years. Prior to being a business owner, Debbie worked in the Real Estate Appraisal business for 3 years. She and her husband moved to the Redding area in 2002, from Bishop, to be closer to their children. She received her California Real Estate License in January 2004 and is enjoying the challenges of Property Management.
Here is some of our wonderful Staff

Melinda Brown, Broker

DRE# 01128127
Melinda actively participates in the daily management and administrative duties involved in running Real Property Management, Inc. She also heads the property management operations for all of the multi family properties and single family homes. It is Melinda's responsibility to formulate strategies for each property in the portfolio, and to work with each client to accomplish their investment goals.
Her personal experience includes managing multi family apartments, single family homes, receiverships and subsidized housing. She is knowledgeable of federal HUD occupancy requirements and has a good understanding of California landlord tenant laws.
"As a professional Property Manager, it is my goal to provide the highest quality management services to our clients."
For more information please contact our office at (530) 244-2444, we look forward to hearing from you. You can also visit us directly at our location.  Our address is 5520 Mountain View Dr Redding, CA.  We also have our website where you can check out our listing and some of the properties that we manage as well.  Our website address is
Real Property Management provides a full list of services for the property owner that wants the benefits of ownership without the day-to-day management issues:
  • Full Service Professional Property Management.
  • Condominium and homeowners' association management experience.
  • Complete screening of rental applications.
  • Quick response to tenant calls.
  • Trust Account management including taxes, insurance, and mortgage payments.
  • Computerized accounting of monthly activity
  • Monthly rent collection.
  • Receive and disperse repair calls
  • Payment of operating expenses.
  • Monthly computerized income and expenses.
  • Complete end-of-year statements.
  • Fees are based on a percentage of the monies collected.
  • Interior and exterior cleaning, maintenance and repair done by independent contractors.
  • Licensed Real Estate Agents.
  • 24-hour answering service
  • Drive-by property inspection.
Enjoy the benefits of rental ownership and leave the worries behind...

Our speciality is caring for single family homes, apartments, condominiums and receivership located in the greater Redding Area.

We are a full service management company.  We take care of everything from determining the maximum rental value to finding and screening the best residents.  We handle the advertising, phone calls and show your property to prospective residents.

We take care of maintenance and have a long list of reliable and reasonably priced trades people.  If a problem arises, we have a 24 hour emergency answering service.

Our knowledge and prompt attention add up to exceptional service in the management of your rental property.

If you own a residential rental property, give us a call today.  Keep the benefits of ownership and leave the worries behind.