How to Work with Property Managers as an Investor
If you’re buying rental property in Roanoke, Virginia, or anywhere in southwest Virginia, you might wonder if you should hire a property manager. The quick answer is: probably, a property manager can save you time, reduce stress, and help protect your investment. But working with one takes good communication and clear expectations.
This guide will walk you through how to work with property managers as an investor. We’ll cover what they do, how to choose the right one, and how to build a good partnership so your rental homes make steady income.
What does a property manager do for investors?
A property manager is someone who takes care of your rental house or apartment when you don’t want to do all the day-to-day work. They are your “boots on the ground” if you live far away or just don’t want late-night calls about a leaky pipe.
Here’s what most property managers in Roanoke VA and southwest Virginia handle:
Finding renters – They market your property on the MLS and rental sites, show it to people, and
run background checks.
Handling leases and paperwork – They set up the rental agreement, collect deposits, and make sure it follows Virginia law.
Collecting rent – They send reminders, handle payments, and follow up if someone is late.
Taking care of repairs – They call plumbers, electricians, or handymen so you don’t have to.
Doing inspections – They check the home to make sure it’s in good shape and tenants are following the lease.
Dealing with problems – From late rent to rule-breaking, they step in so you don’t have to.
In short, property managers protect your house, your income, and your time.
Why investors in Roanoke VA use property managers
Roanoke and nearby areas like Salem, Vinton, and Blacksburg are strong rental markets. With colleges like Virginia Tech and hospitals like Carilion, there’s a steady demand for housing. Many investors choose property managers because:
They live outside Roanoke and need someone local.
They have more than one rental and can’t manage all of them alone.
They have full-time jobs and don’t want to be “on call” 24/7.
They want someone who understands Virginia rental laws.
If you’re looking to build long-term wealth through real estate investing, a good property manager is a valuable partner.
How to choose the right property manager
Not all property managers are the same. Some only handle a few houses, while others manage hundreds of rentals across southwest Virginia. Here’s how to pick the right one:
1. Check experience in your area
Ask how long they’ve worked in Roanoke, Salem, or nearby towns. Local knowledge matters for setting rent prices, finding good tenants, and handling repairs.
2. Ask about their team
Do they have a full office with staff, or is it just one person? Bigger teams can respond faster but might feel less personal.
3. Look at their fees
Most charge between 8–12% of monthly rent. Some also charge for finding new tenants or handling big repairs. Always ask for a fee list up front.
4. Learn how they screen tenants
A good property manager runs credit checks, rental history, and job verification. This lowers the risk of late payments or damage.
5. Ask how they communicate
Do they call, email, or use an online portal? You want updates without feeling left in the dark.
How to work well with your property manager
Once you pick a property manager, it’s important to build a strong partnership. Here are tips for making it work:
Be clear about your goals
Do you want steady monthly income? Or are you more focused on long-term property value? Let your manager know so they can make choices that fit your plan.
Set rules for repairs
Tell your manager when they need your approval. For example, you might say: “Call me for repairs over $500, but handle smaller fixes on your own.”
Review reports
Most property managers send monthly or quarterly reports. Read them so you know how your property is doing.
Trust their expertise
Remember, you hired them for their knowledge. If they suggest raising rent or upgrading a feature, listen carefully—it’s often based on experience.
Communicate often
Don’t just wait until something goes wrong. Check in every few months to keep your relationship strong.
Common mistakes investors make with property managers
Even smart investors sometimes run into problems. Here are a few mistakes to avoid:
Micromanaging – If you call about every small detail, your manager can’t do their job well.
Not checking statements – Always read your financial reports to catch issues early.
Choosing the cheapest manager – Lower fees don’t always mean better service.
Ignoring maintenance – Small repairs ignored today can cost thousands later.
Failing to build trust – Treat your manager as a partner, not just an employee.
Benefits of having a property manager in Roanoke VA
When you team up with the right property manager, you’ll notice several benefits:
Less stress – No more late-night repair calls.
Better tenants – Strong screening helps avoid problem renters.
Fewer vacancies – Good managers market your property fast.
Local connections – They already know reliable repair crews.
Legal protection – They understand Virginia landlord-tenant law.
More free time – You can focus on finding your next investment instead of fixing toilets.
When should you hire a property manager?
Not every investor needs one right away. You might not need a property manager if you only have one rental, live close by, and enjoy handling repairs.
But if you:
Own multiple rentals
Live out of state
Work full-time
Want your investment to be hands-off
…then it’s time to consider hiring one.
FAQ: Working with Property Managers as an Investor
Q: How much do property managers in Roanoke VA charge?
A: Most charge 8–12% of monthly rent, plus a leasing fee equal to one month’s rent when finding new tenants. Always ask for a full fee schedule.
Q: Can I fire my property manager if I’m not happy?
A: Yes. Most contracts allow you to cancel with written notice. Just make sure you understand the terms before signing.
Q: Do property managers help with evictions?
A: Yes. If a tenant breaks the lease or doesn’t pay, your manager will start the eviction process according to Virginia law.
Q: Should I use the same realtor and property manager?
A: Sometimes yes. Teams like The J&D Realty Team can help you buy the property and connect you with trusted property managers in Roanoke and southwest Virginia.
Q: How do I know if my property manager is doing a good job?
A: Watch vacancy rates, rent collection, and repair costs. If your home stays rented and expenses are fair, your manager is likely doing well.
Final Thoughts
Working with a property manager as an investor can make owning rentals much easier. In Roanoke VA and the surrounding Blue Ridge Mountains, property managers help you protect your home, find good tenants, and keep income steady. The key is choosing the right one, setting clear expectations, and keeping communication open.
The J&D Realty Team is here to guide you not only in buying and selling homes, but also in connecting with trusted property managers who know the Roanoke market inside and out.
