To self-manage, or not to self-manage?
It’s a question nearly every landlord asks—either when they buy their first rental or as they begin to scale their portfolio.
According to the National Association of Realtors, over 70% of small rental properties (1-4 units) are self-managed. The rest are handled by property management companies or individual agents.
We’ve worked with hundreds of investors—some who’ve thrived managing properties themselves, and others who’ve found greater success by outsourcing the day-to-day to professionals.
Not every landlord needs a property manager. But in many cases, it just makes sense.
Below are the four most common reasons rental property owners bring in a property management company. If any of these hit home, it might be time to explore what professional management could mean for your portfolio.
1. Your Time Becomes Too Valuable
Time is your most limited resource—and as a landlord, it’s one of the first things to get stretched thin.
Here are three real-life scenarios:
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You’re scaling. Your focus should be on sourcing new deals, not chasing down late rent or managing contractors. When your highest-value tasks are sidelined by low-level responsibilities, a property manager becomes a smart investment.
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Your life evolves. Maybe you started investing in your 20s with plenty of time and energy. But then life happened—marriage, kids, career changes. Suddenly, you have less bandwidth for midnight maintenance calls and tenant screenings.
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You’re ready to retire. You don’t want to sell your investments—but you also don’t want to spend your retirement fielding repair requests. Many landlords pass the baton to a property manager so they can fully enjoy their next chapter.
2. You Lack the Experience—or Just Don’t Have the Time to Learn
Owning a rental property means you’ve officially entered the business world. And just like any business, success hinges on your ability to operate it well.
That means knowing the rules, building efficient systems, and handling everything from legal compliance to customer service. For many landlords—especially first-timers—it’s a steep learning curve.
Here are just a few areas where knowledge (or the lack of it) can make or break you:
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Fair Housing & Local Laws
Landlords are subject to federal Fair Housing regulations, plus a wide range of state and local requirements. One misstep in screening, lease language, or handling tenant issues can land you in hot water fast. -
Rental Marketing
Getting your property leased quickly—and to the right tenant—requires sharp marketing skills. From photos and copy to platform selection and follow-ups, vacancies can get expensive fast if you don’t know how to minimize downtime. -
Tenant Relations
It’s not just about collecting rent. You’re managing relationships. A tenant who ignores lease terms, damages the home, or drags their feet on payments can cost you big—both financially and emotionally.
For landlords who lack the time, interest, or experience to handle all of this, hiring a property management company can be a game-changer.
You hand off the headaches—and in return, you get a team with systems, staff, and legal know-how to protect your investment and your sanity.
3. The Location of Your Property is Too Far Away
Managing a property from a distance isn’t impossible—but it does come with serious challenges. There’s a reason why over 95% of our clients live outside Indiana.
If your rental is just an hour away, you might be able to handle the occasional drive. But the real question is: how far is too far before managing your own property becomes a liability?
Here are a few scenarios where distance becomes a dealbreaker:
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You relocate. Maybe you bought the home while living nearby, but now you’ve moved across the state—or across the country. What used to be a quick fix or showing now requires serious coordination.
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You travel frequently. Even if you’re not permanently relocated, a more mobile lifestyle can make managing a property feel like an anchor instead of an asset.
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You’re an out-of-state investor. Many investors today buy properties across the country, thanks to virtual tours and remote closings. But owning remotely is one thing—managing remotely is another.
Hiring a local property manager allows you to stay hands-off while your investment stays protected. A local team not only knows the area and the local renter pool—they also understand city ordinances, state laws, and how to market within the specific community your home sits in.
In short: local expertise = less stress and better results.
You are Overwhelmed
Let’s be honest—owning rental property isn’t always passive income. Even experienced landlords hit a point where the workload becomes too much.
You might be:
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Fielding too many maintenance calls
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Struggling with long vacancies
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Chasing down late rent
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Juggling too many properties
The more you grow, the more responsibility piles up. And without the right systems—or support—it can quickly feel like a second full-time job.
Even seasoned investors reach a breaking point. Some hand off part of their portfolio to lighten the load. Others outsource everything.
Maintenance alone can be a tipping point. Older homes or high-maintenance properties often come with constant service requests. Without a trusted network of vendors, things can spiral fast—costing you both time and money.
That’s where a property management company can step in.
A good team brings structure, efficiency, and resources that most landlords just don’t have access to on their own. From streamlined leasing to in-house maintenance coordination, the right company can turn chaos into calm—and help you scale without burning out.
In Conclusion
If you choose to self-manage your property, that’s great. If you choose to have a company manage your property, that’s also great.
Keep in mind, that if you decide to hire a property management company, it’s important to know that the company you choose has the right systems in place and the knowledge to be responsible for your assets.
The last thing you need is another headache on top of the one you already have.
T&H Realty is always happy to help rental property owners with any questions they have, and we also want to ensure that we are the best fit for you before moving forward.
