u/Shpongi100

My PM suggested having contractor relationships to use. I used them, and was a bit baffled by the craftsmanship. I wanted to close off the fire place, and was charged $180 for them to literally add a thin piece of wood in front of it.

Moving forward, I asked that if there’s sizable repairs, to align on what they’re doing so I don’t have different expectations for the quality of the work. My PM then said that I’m too hands on, and told me to directly talk to the contractors myself. So I did. This week, there was some misunderstanding on what I wanted to repair vs what was communicated to the tenants. The PM then tells me that I’m too hands on, and all of their other owners just let them do whatever is needed.

I told her I frankly don’t want to coordinate repairs, but I do believe aligning on expectations is fair if I’m the one paying for it.

I am wondering if I am being too “controlling”, and is it standard to be fully hands off and just almost fully approving repairs that come your way when you have a PM?

I bought this property a little less than a year ago. The tenants are 10 year living there, and the rent was significantly below. The tenants wanted to stay MtM so they can find a new place, I allowed it and then they came back to sign. They just renewed their lease, and it was a $150 increase to be closer to market rate. Still below market by $200~, but only because it’s not fully renovated. I paired the slight increase with LVP renovation.

The PM has been overly emotional about the tenants when talking to me, which is actually emotionally draining. The tenants are low headache, pay on time etc. I don’t think I’ve handled the tenant situation negatively, I’ve slowly increased rent, still below market, been patient with their requests on MtM so they can find a new place, paired increases with renovations, etc this place has been break even at best.

The PM sends me the signed lease for $150 below what we agreed on, I flagged this and also that there’s been no sign off on updating the deposit (deposit is the same cost it was 10 years ago). So I also flagged I need this updated.

He (the PM) gets back to me by saying they updated the rent to the right amount through an amendment but made the decision to not update the security deposit since they’re great tenants — I understand the strategy if the fear is they may leave, but I feel it is inconsiderate to the owner as I’ve asked explicitly. I would have been more fine with this had they consulted me on the decision first. Am I wrong to feel this way?

Any emergency dental spots in Portland?? For same day appointment. I’m calling so many but no one seems either real or is picking up lol

I grew up in Portland but haven’t lived there for 20 years. Visiting for the weekend and interested in checking out areas I’d potentially move back to.

Any rec for places to eat or things to do in Lake Oswego, Beaverton, and Milwaukie?

Hey all - so I have my first rental property in a nice part of Mishawaka. It’s a sizable house, 3-1 on a 1/4 acre lot, standalone two car garage. The property itself is not that renovated, and needs a decent amount of work (LVP, bathroom full update, kitchen full update, repaint, outside house paint).

I’ve already spent about $4K on the property to clean it up, but likely need another $19-22K is my assessment. The property is located close to Microsoft’s data center which is going to be completed in 2028~. Currently, it has a tenant in place of about 12 years. The tenant pays on time every month, and is a single mom of 3 kids with one being mentally challenged. The tenant has paid on time every month, and low repairs ($150 in 6 months of ownership).

The rent I inherited is low, only covers PITI and PM fees but no reserves or cashflow. I dealt with it for 5 months until the lease was up, and then increased it by $250 more on a MtM while the tenant took time to look around at other places to move to because they may not be able to afford more increases. I originally said if they signed with an increase I would do moderate renovations, and my goal was to slowly update the unit (vs all at once). They looked around, and found nothing affordable and came back asking to sign a 12 month lease at the increased $250 price. I asked the PM to give me their assessment on how much the property is able to rent for, which she said $1500 at best. However, when I look around there’s no available units that are similar. Apartments somewhat close by are the only ones available, and they’re going for $1600-1900, and my unit is in an even better part of town as a SFH. My PM says she did a full flip somewhat near by (not as good of a part of town but a decent area) and it rented for $1650, so she thinks mine is $1500-1600 at best, landing $1500 in a realistic scenario.

Question 1 — am I getting played by this PM, and how do I seek out true rental numbers? She constantly writes her messages to me calling out that the son is mentally challenged, and is a single mother. Which I feel for but the $1500 suggestion from her feels low, however there’s no real comps near by to understand. Rentcast shows $1560~, but is basing it off units not directly in the area. In a Zillow search, there’s still no direct units. Ones that are about 10 min drive from it are going for $1500.

Question 2 — how to handle tenant response? I let her pay below rent for 5 months when I inherited the property, then only increased it by $250 (still below market) for 3 months on MtM, and increased to $1450 with renovations along with it. However, now she’s asking that she only signs $1450 once the renovations are done. I don’t really believe she’s in a place to negotiate with me even though I feel for her situation, I do feel I’ve been more than thoughtful in the process.

I would like to hold off on a full renovation if I can, unless it’s going to get me at least $1900+ which the PM says she doesn’t think it can go for that even if fully renovated which is the only reason I’m open to leaving it at $1450 with some updates