We specialize in single-family homes but have a mix of multi-family, condos, duplexes, townhomes, and even commercial rentals. We added Homeowner Association (HOA) management to our services in 2016!

We have personally used property managers in the past and understand how difficult it can be to find someone capable of caring for your investment. We encourage you to learn about property management, ask questions, review forms and contracts, check references, etc. After educating yourself, see how we measure to the competition and make an educated choice. We also want to stress that we are not a perfect match for every owner and every property. The more you research us and other companies, the more comfortable you will feel when you make the decision to hire someone.

For an unbiased source, click here: How to Find a Property Manager

Our property managers are licensed real estate agents in the State of Wyoming and members of the National Association of REALTORS. The Broker, Nathan Gesner, is also a member of the National Association of Residential Property Managers (NARPM) and the Institute of Real Estate Managers (IREM). These professional associations ensure we hold to the highest standards of ethical and professional behavior.
There are a lot of factors to consider, but you a good rule of thumb is 6% – 7% of the estimated value of the home. For example, a single-family home valued at $220,000 would rent for around $1100 – $1300 a month. A more expensive home will have a lower ratio of sales-to-rent value. This is just a general rule of thumb; there are many other factors to consider when determining market value.
Owner payments are deposited directly into the bank account of your choosing. We pay owners no later than the 15th of the month. We may pay much earlier than the 15th but you should not count on it. If you rely on the rental income to make a mortgage payment or other obligation, we recommend you set aside 1-2 months of rent to ensure you can handle vacancies or other interruptions to your income stream.
The monthly statement shows all income and expenses for the accounting period, along with copies of receipts for any supplies or repairs. You will know exactly what comes in, what goes out, and where it goes. All you reports are stored on our secure server so you can access past reports at any time.

We are not trying to compete with lower-priced companies that manage properties part-time and offer minimal services. You may find someone cheaper, but you won’t find anyone to match us in the quantity and quality of services.

The ultimate cost of property management is determined by many factors, not just fees. How well do they respond to maintenance and care for your property? How well do they care for Tenants to keep them around longer? Do they have proven policies and procedures in place to protect you and your investment? How well do they know the market?

Publication1

We use a full-scale marketing plan to maximize coverage:

  • Rental signs – Posted on the property with our contact information clearly displayed.
  • Internet listings – Our available rentals are posted on our mobile-friendly web site with photos, video, maps, price, and property details. These listings are also syndicated to over 40 other web sites like Realtor.com, Zillow, Trulia, Facebook, and Homes.com.
  • Word of mouth – The greatest marketing source we have is our reputation. We receive referrals from other real estate agents, current and past tenants, the Cody Chamber of Commerce, employers, friends and family, Landlords, etc.
  • Accurate Pricing – We keep a close eye on the market and price your home accordingly.
  • Preparation – Even the best rentals will not lease quickly if they are not in top showing condition. Part of our job as property manager is to make sure your rental home is presented in a clean and attractive condition so that it will attract a good tenant.
  • Newspaper – Please note: we do not typically advertise through print media because the rental market tends to move too quickly. By the time we run an ad, your home may already be rented. In our experience, it’s not worth the cost so we only use it on occasion. If print media is important to you, please let us know in advance.
This is the most critical aspect of Property Management. Our application process includes a full credit/criminal screening, identity verification, Landlord references, and verification of employment or income. We look at how well they handle financial obligations, maintain previous rentals, and that they can afford to rent your home. We screen every adult, 18 years of age or older. For more information on our screening process, please visit the Rental Policies page.

We start by carefully selecting the right tenant during our screening process. If we enter the home for maintenance or to assist the tenant with some other problem, we’ll use this opportunity to take a look. If a tenant is regularly late in the payment of rent, gets complaints from the neighbors, or has other issues, this may trigger an inspection.

We complete a detailed inspection of the unit 30 – 60 days prior to lease expiration. This lets us know what cleaning and/or maintenance may be needed if they move out, and it gives us an idea of how they are maintaining the home in case they want to renew.

Some tenants require education and training. We give them an opportunity to correct the situation. If the problem persists, we initiate other actions to force compliance or – in a worst-case scenario – to evict the tenant.

Rent is due on the 1st. It is considered late after the 4th day of the month and Tenant is charged a late fee. If they still haven’t paid by the 10th, we serve them with a 3-day Pay or Quit Notice through the Sheriff’s Office. If they refuse to pay in full or move out within that 3-day window, we file for eviction through the District Court. The court hearing is generally within 1-2 weeks of filing. We present our case and – if we are successful – the court gives the Tenant 48 hours to vacate and issues a Judgment for damages.

Thanks to our screening policy, we’ve only evicted through the court system once in the last two years! Most tenants get back on track when they receive a 3-day Pay or Quit Notice. A few hold out until we file with the court and then pay or move out.

It is always financially better for everyone involved if we can work out a solution. If the tenant experiences a one-time event that puts them in a financial bind, it is better to give them a chance to catch up. If the tenant has a pattern of late payments, broken promises, or if they are avoiding any contact with us, we believe eviction is the best course of action.

Each case is unique and the property manager will make a decision based what is best for you and your home. Eviction for non-payment of rent is a relatively simple process, one that we have never lost. Evictions generally happen within 30 days, which minimizes the impact to your income stream.

BE SURE TO ASK ABOUT OUR EVICTION PROTECTION PROGRAM!

We generally won’t contact you directly unless one of two situations exist:

  1. We need your approval (e.g. maintenance request)
  2. There will be an interruption to your income stream

You receive an owner statement each month with income and expenditures. We will also provide copies of any invoice paid by your funds. You are always welcome – and encouraged – to contact us with questions or concerns.

Some owners are more “hands on” and want to be involved in every aspect of their rental. If you desire a high degree of personal involvement with the property or need constant communication from the property manager, we may not be a good match for you. The property owners who appreciate us the most are those interested in complete management of the property with minimal exceptions.

You can learn more here: Maintenance Policies

Tenants submit maintenance requests in writing so we have a record. This request is published on the portal for you to review or track. If the estimated cost of repair exceeds the limit set in your Property Management Agreement, we will contact you for permission before proceeding.

We provide tenants with tips for troubleshooting problems and some maintenance is considered a Tenant responsibility. If we confirm a problem exists that can’t be handled by the Tenant, we send the appropriate vendor to make the repair. We try to handle maintenance quickly because it protects your investment and keeps the Tenant happy, making them more likely to stay and to take care of the unit.

We use licensed, insured vendors that are competent, reliable, and responsive. In a small town like Cody, these are generally not the cheapest available but it is more important to ensure the work is done correctly the first time. We have established relationships with cleaners, painters, roofers, plumbers, electricians, appliance technicians, and other vendors that are reliable, trustworthy, do quality work, and understand how we operate.
For certain multi-family rentals, we may require a “reserve” be set aside to handle utility bills or other on-going costs. This enables us to always have a supply of funds on hand to pay invoices.

Our management agreement sets limits on how much we can spend without your permission. If we think a repair will exceed this limit, we contact you and seek approval first. Some owners let us replace appliances and flooring without seeking permission first. Other owners want to know if we are changing a door knob. We want to keep you informed, but we don’t want our hands tied by being too restrictive.

If there is an emergency, our concern is stopping damage to your investment and/or people. In these situations, we will focus on controlling the situation first and then contact you for permission. A broken water heater flooding the basement is a good example of when we must act first and then contact you.

We’ve been in the business long enough to have seen and experienced everything imaginable. We prefer to anticipate and avoid common problems rather that deal with problems that have a high probability of consuming a disproportionate amount of our resources. The worst property manager you can hire is one who tries to accommodate every special circumstance or request from his various owners until his system is so scattered and ill-defined as to be dangerous.

We maintain consistency and predictability by welcoming owners and properties that are compatible with our style of management. We have a system that is refined, stable, and time-tested. We make good decisions that are in your best interest while also treating the Tenants fairly and honestly. Your ensure your property receives professional care and maintenance. Your lease agreement with the tenant will be enforced in a cordial, businesslike manner.

You will also find we are constantly improving our services for you and the Tenants. We are not content to sit on our laurels, collecting your rent and making a paycheck. Our goal is to provide quality services, help you build long-term wealth, and provide quality homes for the Cody community.

We want you to thoroughly examine our company, ask for references, ask questions, and make sure that ours is the Property Management system you want serving you.

No. We have a team of agents dedicated to sales and we hope you will take advantage of their expertise and professional services. However, you are under no obligation to use our company to buy or sell real estate, even if it is a home we actively manage.

You can, but we strongly advise against it. Tenants are hard to find because they don’t want to occupy the home and then have to move a short time later when the home sells. Tenants also may sabotage the sale by not making it available or keeping it clean. You also have to remember that an existing lease transfers with the sale of the home. If a buyer wants to purchase and occupy but the Tenant has six months left on their lease, you may lose the sale.

Ideally, you should either sell the home or rent it, not both.

No. Our Management Agreement was designed by us based on our experience, our knowledge of the local market, and through networking with professionals around the country. Our contracts are reviewed by our attorneys to ensure they remain current with Federal, State, and local laws.
All security deposits are held in a trust account. This protects you and the Tenant, keeps everyone honest, and makes the funds readily available upon move-out if we need to pay for charges or issue a refund.
We can start immediately! We start by gathering information about you and the property, answering questions about our services and fees, and determining if we are a good fit for you. Contact us to schedule a meeting.