A Property Manager manages operations for an apartment building or complex. Recruits and screens tenants for apartments, collects rents and security deposits, responds to requests or complaints from tenants, supervises maintenance and repairs; oversees payment of bills, insurance, taxes and recordkeeping. Manages property and services on behalf of a community association, for properties such as condominiums or cooperatives. Collects fees or dues, responds to requests or complaints, supervises maintenance, oversees work done by contractors, and provides accounting of income and expenses. May also assist owners or a board of directors with regulatory compliance or compliance with community association rules. Manages the operation of commercial or residential properties. Oversees the collection of rents and payment of bills, taxes and insurance for properties, and provides property owners with reports on finances and the status of properties. Directs leasing operations, or equipment and machinery rentals, for a company or business. Determines charges and prepares rental or lease agreements; supervises inventory, equipment maintenance and recordkeeping for leasing operations.
You don't wait to be told there's a problem — you already see it. You set a pace and you hold it, even when it's uncomfortable. You can look at 150+ doors spread across nine communities and two states and turn that into a plan instead of an excuse. You lead people without needing to do their job for them. You take ownership of a number and don't stop until it moves. If that's you, we need to talk. This is not a maintenance role. This is not a caretaker role. This is a leadership role for someone who is ready to run a portfolio like it's their own business — because the way you run it determines whether ours stays financially healthy.
THE ROLE
The Property Manager leads our residential and commercial portfolio — currently 150 doors across Columbus, Pittsburg, Frontenac, Chanute, and Parsons, KS, and Lamar, Nevada, Webb City, and Stockton, MO — with a growth plan toward 200-250 doors through multifamily acquisitions. You set direction for the team. You own the outcomes. Two independent contractors — a Collections Specialist and a Maintenance Coordinator — support the portfolio, and a part-time Leasing/Admin Assistant supports application and move activity. You coordinate their work toward shared goals; you are not their day-to-day supervisor, and their schedules and methods are their own to manage as independent contractors. What you own is the result: occupancy, delinquency, and how well the portfolio runs as a whole. The properties in this portfolio and the management company share the same ownership. You report directly to that ownership and are one of two people (alongside Operations) with final say on whether this role is being performed at the standard the business requires. There is no outside client layer to manage — one set of priorities, one standard, no competing agendas.
RESPONSIBILITIES
Leadership & Direction Set weekly priorities for the team and lead the Monday KPI review — occupancy, delinquency, applications, and outstanding work orders Coordinate outcomes with the Collections Specialist and Maintenance Coordinator; escalate and problem-solve when results fall off pace Compile and review daily End-of-Day reports across the team; flag gaps same-day, not after they compound Communicate proactively with ownership — surprises are a structural failure, not a personal one Leasing & Tenant Placement Market and show vacant units; maintain a 4-applications-per-day review pace across the portfolio Screen applicants, collect deposits, and sign leases Coordinate move-ins and move-outs, including unit turn scheduling and pre-marketing service calls Onboard new tenants and manage lease renewals — notices issued 90 days prior to lease end, without exception Portfolio Oversight Conduct or schedule property inspections; document conditions with photos at move-out and rent-ready Review inspection findings and ensure work orders are opened and tracked to completion Own security deposit compliance and legal notice accuracy (NTQ, breach of lease, etc.), coordinating with Collections on delinquency-driven notices Communication Respond to tenant, ownership, and team communications within 24 hours Provide ownership with proactive, accurate updates on portfolio performance — surfaced before they have to ask RESULTS —
STANDING NON-NEGOTIABLES
These apply from day one and every day after. They are the floor, not the goal. Tenant applications reviewed and prospects contacted within 48 hours Average of 4 applications reviewed per day across the portfolio No unit vacant longer than 45 days All leases current, with renewal notices sent 90 days prior to lease end — zero missed windows Delinquent tenants contacted and either paid current or served notice in a timely manner All phone, text, and email communication answered within 24 hours End-of-Day report submitted every business day; Monday KPI meeting held without exception 90-DAY
PERFORMANCE REVIEW
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GRADUATED SCALE
This role carries real weight from week one. Progress is measured in three checkpoints. Meeting Day 90 targets triggers a compensation review — an hourly increase or bonus structure. Falling short of a checkpoint triggers a direct coaching conversation, not a surprise at day 90. DAY 30 —
FOUNDATION 100
% End-of-Day report compliance, every business day Applications reviewed and prospects contacted within 48 hours — no backlog Full delinquency ledger reviewed; every 30+ day account contacted and documented, notices issued where warranted Portfolio occupancy holding at or above current baseline (no further slippage) Monday KPI meetings running on schedule, every week DAY 60 —
TRACTION
Portfolio occupancy at or above 88-90% Delinquency outstanding trending down toward 5% 4-applications-per-day average sustained over the full month Zero missed lease renewal notice windows EOD and Monday KPI compliance sustained at 100% DAY 90 —
PERFORMANCE
(COMPENSATION
REVIEW TRIGGER
) Portfolio occupancy at or above 90%, with 95% as the standing target beyond probation Delinquency outstanding at or below 5% 4-applications-per-day average sustained Zero missed renewal or legal notice deadlines 100% EOD and KPI meeting compliance sustained for 60 consecutive days → Meeting all Day 90 targets qualifies the role for an hourly increase or bonus structure, reviewed with ownership
REQUIREMENTS
Experience in property management, real estate, or a comparable high-accountability operations role is a strong plus Valid driver's license and reliable transportation — this role travels across nine communities in two states Working proficiency in AppFolio, or demonstrated ability to learn property management software quickly Comfortable leading and coordinating outcomes with independent contractors and part-time staff, without micromanaging their process Able to operate at pace, hold a standard, and self-correct without daily oversight No real estate license required for this role
COMPENSATION
Full-time, hourly: $17-$21/hour, based on experience 90-day probationary period with graduated performance review (above) Hourly increase or bonus structure available upon successful completion of Day 90 targets
RESOURCES
AppFolio, company phone/email, etc.
Pay:
$18.00 - $21.00 per hour
Benefits:
Flexible schedule Professional development assistance
Education:
Associate (Preferred)
Experience:
Property management: 1 year (Required)
Language:
English (Required) Ability to
Commute:
Pittsburg, KS 66762 (Required) Ability to
Relocate:
Pittsburg, KS 66762: Relocate before starting work (Required)
