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Self-managing vs. property management: Is it worth the cost?

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Kamil_S
Joined:
17.12.2023
Posts: 600
Topic Starter
14.01.2025 21:00
I've been managing my two rental units for the past three years, and while I've saved a decent amount on fees, the constant late-night calls and maintenance coordination are starting to burn me out. I'm currently debating whether to hire a professional management company to take over, but I'm worried about the impact on my overall cash flow. For those of you who have made the switch, do you feel like the peace of mind justifies the 8-10% management fee? I'd love to hear your experiences and if you think it's possible to outsource just the maintenance while still handling the tenant screening yourself.
18 replies in this topic
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Yulia_M
Joined:
12.06.2023
Posts: 2302
27.01.2025 17:13
Honestly, at two units, you are in that awkward middle ground. If you have a good handyman on speed dial, you might not need a full management company.
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ZlatnaRuka
Joined:
08.07.2023
Posts: 1845
26.02.2025 08:45
In reply to a previous post
I switched to a property manager last year after five years of DIY. Best decision I ever made for my mental health. The 10% cut is worth every penny to not deal with midnight plumbing emergencies.
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Martin_85
Joined:
01.11.2023
Posts: 2105
23.03.2025 19:06
In reply to a previous post
I tried the 'outsource maintenance only' route, but it’s hard to find a company that will play ball with that. Most want full control so they can ensure the quality of the work.
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Yana_P
Joined:
26.11.2024
Posts: 1872
27.03.2025 05:44
It really depends on how far away you live from the properties. If you're local, keep doing it yourself. If you moved, get a manager ASAP.
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Ameli_Z
Joined:
23.10.2021
Posts: 76
20.05.2025 11:36
Don't forget to account for the tax deduction on management fees. That makes the 8-10% sting a little less at the end of the year.
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chicho_savet
Joined:
09.09.2022
Posts: 1958
14.06.2025 05:49
In reply to a previous post
I agree with the tax point, but don't forget they also take a fee for lease renewals and finding new tenants. It adds up faster than people think.
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otgovor_BG
Joined:
23.01.2023
Posts: 855
23.07.2025 09:19
In reply to a previous post
I've been self-managing for ten years. My secret is strict screening. If you get good tenants, you rarely get those late-night calls. If you're getting them often, maybe look at your screening process?
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Bobi_J
Joined:
14.02.2023
Posts: 1950
27.08.2025 18:00
In reply to a previous post
Burnout is real. If you're losing sleep, the money you're 'saving' isn't worth the health cost. Hire someone and get your life back.
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Maya_L
Joined:
10.11.2022
Posts: 1090
06.09.2025 09:39
In reply to a previous post
Have you considered a virtual assistant or a handyman service that acts as a property liaison? Might be cheaper than a full-service firm.
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Maya_L
Joined:
11.05.2020
Posts: 1178
27.09.2025 09:25
The problem with full-service management is that they often charge for every little repair, sometimes with a markup. You have to be diligent about checking their invoices.
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Kevi_M
Joined:
26.02.2021
Posts: 2100
08.10.2025 13:44
I manage 5 units myself and I'm exhausted. I'm following this thread because I'm on the verge of hiring a firm too.
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ekspert_forum
Joined:
06.11.2020
Posts: 2457
12.11.2025 13:16
In reply to a previous post
If you hire a manager, make sure you keep a close eye on them during the first few months. Some managers get lazy once they have the contract signed.
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Kaya_J
Joined:
01.01.2022
Posts: 629
19.11.2025 04:15
I think 8-10% is standard, but watch out for the 'hidden' fees like advertising costs, maintenance coordination markups, and inspection fees.
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ZlatnaRuka
Joined:
01.11.2021
Posts: 1075
23.01.2026 02:16
In reply to a previous post
If you love the control over tenant selection, you might hate a property manager. They usually just want to fill the unit as fast as possible, which isn't always the best strategy for long-term hold.
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Oli_L
Joined:
24.02.2023
Posts: 557
30.01.2026 00:07
In reply to a previous post
I’m in the same boat. I’ve decided to keep managing, but I’m raising rents slightly to offset my 'time cost'. It’s a compromise.
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Kaya_J
Joined:
20.01.2022
Posts: 1856
11.02.2026 15:33
In reply to a previous post
For two units, just hire a reliable handyman and a cleaning service for turnovers. That solves 90% of the burnout issues without losing 10% of your gross rent.
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Stasi_B
Joined:
02.03.2023
Posts: 513
28.02.2026 00:11
It really comes down to your personal income goals. If the rental income is just 'extra' money, pay for the convenience. If it's your primary income, you need to squeeze every cent out.
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Iggy_R
Joined:
18.07.2021
Posts: 245
23.03.2026 13:11
In reply to a previous post
I made the switch and my cash flow dipped, but my stress levels dropped to zero. I’d never go back to DIY.

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