Property Management Services Lawrence KS

Full-Service Property Management

Let us take the day-to-day operations off your plate while you enjoy the benefits of ownership. Our full-service management keeps your investment protected, compliant, and profitable, backed by two decades in the Lawrence market.

Our Management Services

Management Fees

One simple percentage of rent actually collected, so we only succeed when you do. No setup games, no hidden line items. Choose the plan that fits your portfolio.

Fees are charged only on rent successfully collected. Commercial pricing is quoted after a brief review of property type, square footage, and scope of services required.

Services We Do Not Offer

Knowing what we don't do is as useful as knowing what we do. We focus on full-service, long-term management of individual rental properties, and we stay out of work that calls for a different specialty:

Tenant Finding Only (Lease-Up for Self-Managing Owners)

We do not find tenants as a standalone service for owners who manage their own property. For us to find tenants for your property, it needs to be under our management agreement: a one-year initial term that, after the first year, becomes cancelable by either party with 60 days' notice. Our marketing, screening, showings, and check-in process are built around properties we manage end to end, and that is how we stand behind the tenants we place.

Planning to self-manage? Run the numbers on full management first. We price rents to the market and keep them there at renewal, and that increase alone often covers much of the management fee. Everything above then comes off your plate: rent collection and late-payment follow-up, the 24/7 emergency maintenance hotline, vendor coordination, tenant communication, city rental licensing and inspections, and monthly statements with year-end tax documentation, while our marketing and 24-hour showing scheduling cut the vacancy time that quietly costs self-managing owners the most. See the tenant-finding FAQ for details.

Airbnb & Short-Term Rentals

We manage long-term residential and commercial rentals only. We do not manage Airbnb, VRBO, or other short-term or vacation rentals, and we do not offer guest turnover, cleaning coordination, or nightly-rate services.

HOA & Association Management

We do not manage homeowners associations or condominium associations. Association management is its own discipline: common-area budgets and reserves, board meetings and governance, assessments and collections, and covenant enforcement. Our systems are built around individual rental properties and their tenants, so associations are better served by a dedicated association management company.

Properties in Section 8 or Government Housing Assistance Programs

We are no longer taking on management of units with tenancies currently in Section 8 or other government housing assistance programs. These programs run on their own inspection schedules, paperwork, payment systems, and compliance timelines, which is a specialty of its own, and managers who work in those programs every day will administer them better than we could alongside our standard processes.

Half-Duplexes and Condo Units Inside an Association

We are not taking on management of half of a duplex or a single townhome built before 1980 where the same owner does not own the whole building, or of individual condo units within a condominium association. We will consider half-duplexes and townhomes built in 1980 or after. When an older building is split between owners or governed by an association, the roof, siding, party walls, grounds, and major systems belong partly or wholly to someone else, and every repair raises the question of who is responsible for which part.

In those cases we recommend hiring the management company that already manages the association to also manage your unit. One company then handles both sides, with no conflicts over who handles which part of the management and maintenance, and repairs to shared components get coordinated instead of negotiated.

Owners Who Handle Their Own Maintenance

We are no longer taking on management for property owners who do, coordinate, or contract out their own maintenance. When maintenance runs outside our system, tenants wait longer for repairs, work quality and insurance liability sit outside our control, and habitability obligations that fall on the manager under Kansas law get handled by someone else. One team has to own the entire maintenance loop, from tenant request to completed repair, for the arrangement to work.

Owners Without Maintenance or Inspection Funds

We are also no longer taking on management for owners who do not have funds available for a maintenance reserve, or funds to bring the property up to the City of Lawrence rental inspection requirements. Repairs and licensing standards cannot wait on funding: an unfunded property leaves tenants living with problems we cannot fix, puts the rental license at risk, and creates exactly the disputes good management is supposed to prevent. Owners should come in prepared to fund a reserve and any work the city inspection requires.

Why Choose Us?

Property Owner Onboarding

Ready for us to manage your properties? Sign the management agreement online with DocuSign (the fastest way), or send us your ownership and property details and we will fill out the agreement and send you the DocuSign ready to sign.