Are property managers useless? BUT then how do you actually self-manage properties?

Considering self-managing your rental properties? It’s a tempting move—keeping control, saving on fees, and skipping the frustration of an underperforming property manager. But what does it really take to run the show yourself? I found a goldmine of insights in an online discussion where an investor shared their property manager woes—vacant units costing $4,500 over three months, sloppy listings, and terrible photos. The community’s stories of self-managing offered a clear look at the realities, rewards, and challenges. Here’s how real investors make it work, straight from their experiences.

Story #1: Systems Make It Manageable

One investor emphasized that self-managing is simpler than it sounds with the right setup. They use online tools like Avail for leases and rent collection, and Zillow for listings to fill units quickly—unlike the original poster’s months-long vacancies. Their process includes thorough tenant screening: credit checks, income verification, and reference calls to avoid trouble. By managing a $1,500 unit themselves, they save $1,800 a year in fees.

The catch? Occasional maintenance calls, like a late-night plumbing issue, come with the territory. Their tip: have a trusted handyman on speed dial to handle repairs without eating up your time.

Story #2: Learning from Mistakes

Another landlord turned to self-managing after a property manager let a tenant cause $5,000 in damage. “I was fixing their mess anyway,” they said. Starting out, they slipped up—approving a tenant who skipped $3,000 in rent, leading to an eviction. Now, they’re stricter, checking references religiously. They track everything in a spreadsheet and keep security deposits separate for clarity.

Self-managing two $1,000 units saves them $2,400 a year, but it takes about 5-10 hours a month. Their edge? Building tenant relationships to encourage timely rent. Their advice: be organized and expect a learning curve.

Story #3: Control Over a Small Portfolio

For an investor with a couple of units, self-managing is about knowing their properties inside out. They write their own listings, meet tenants personally, and caught a small leak before it became a $2,000 repair. A detailed lease and clear communication keep things smooth. By avoiding a manager on two $1,500 units, they save $3,600 annually.

It’s not effortless—they spend weekends on turnovers or tenant calls. But for them, the savings and oversight beat dealing with a manager’s errors. Their suggestion: start with one unit to test if DIY fits your life.

The Real Deal

These investors agree: self-managing saves money—$1,800-$3,600 a year per unit—but it’s work, eating up 5-15 hours monthly. You’ll deal with tenant issues, from late payments to odd requests, which can test your patience. Still, the control and savings make it worthwhile for many, especially with a small portfolio.

Their top tips:

• Use tools like Avail or Zillow to streamline tasks.

• Screen tenants carefully to avoid costly mistakes.

• Line up reliable contractors early.

• Stay organized with clear records.

• Set firm boundaries to manage tenant expectations.

Is It Right for You?

Self-managing can be a smart choice if you’re ready to invest time and build systems, like the investors in this discussion. For the landlord fed up with their manager’s $4,500 flop, going DIY became a real option. It’s not passive, but it puts you in charge. Got a self-managing story or curious about starting? Share in the comments—I’d love to hear your take!

Disclaimer: I’m not a financial adviser; please consult one. Don’t share info that can identify you.