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Maximize Profit, Minimize Problems

How We Operate

Proven Results

Success Is A Choice

On average and year-over-year, 1836PM delivers a 10.56% return on equity for hundreds of single-family residential real estate investors. We are the only company in the nation that can verify those results in real-time using the REIMonitor. Choose the property management company that produces return performance for your real estate investment.
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A CLEAR VISION

1836PM At A Glance

Our Belief

Everyone should have the opportunity, access, and ability to reach their long-term financial goals to live the life they truly envision.

Our Focus

To maximize performance returns and reduce visible and invisible risks for real estate investors.

Our Why

We manage conflict, compliance, and crazy while providing long-term investment strategies, proactive solutions, and performance results to meet your goals.

Our Values

  • Honest & Direct
  • Performance Oriented (Efficient and Asset Based)
  • Guiding
  • Innovative
  • Emotionally Connected

Investor Types

Who Do We Serve?

1836PM understands that there are many different types of investors. Our time-tested and proven processes are designed to work with all stages of investors.

Which Type Are You?

Investor Personalities Revealed

Good Fit

Personalities that are a good fit for single-family home investing generally fall into these categories:
Apprentice Investor

Apprentice Investor

eager to learn

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Dream Home

Dream Home Investor

willing to lease their dream home in order to move in later

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Cash Flow

Cash Flow Investor

building liquidity for more investments

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Experienced Investor

Experienced Investor

knows the value and aligns with the program

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Long-Term Planner

Long-Term Planner

has the discipline to wait for the rewards

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Bad Fit

Personalities that are a bad fit for single-family home investing generally fall into these categories:

Apprehensive

Apprehensive

fearful, timid, unable to make a decision

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Cash Strapped

Cash-Strapped

not enough up-front capital to make an income-producing investment

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Stubborn

Stubborn

knows more than the experts and doesn't align with the program

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Bougie

Bougie

prefers high-end upgrades and appearance over investment performance

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Time-Tested and Systematic:

Successful Processes, Procedures, And Technology

How We Manage

How We Manage

We begin every partnership by asking about the goals and timelines you have for your single-family residential property and aligning them with the property management services that are best for you. Once we have a solid strategy, we will do a thorough walkthrough of your property. Then, we bring in our trusted vendors to ensure your investment is in the appropriate condition before it goes to market. Using industry-leading marketing and advertising strategies, we’ll initiate the process of finding and selecting the best tenant. Once we have locked in your new tenant and moved them in, we’ll begin our ongoing monthly management procedures. Our property management services cover daily tasks from rent collection, tenant communication, maintenance, and lease enforcement. We provide regular progress reports to ensure that you are in the know concerning everything about your property.
Learn more about our Steps to Success
How We Operate: Property Management 2.0

How We Operate: Property Management 2.0

  • We ask questions: Partnerships develop by getting all the information upfront.
  • We gather intel about your single family residential property and financial and timeline goals.
  • We discuss the specifics of the investment property, the management process, and steps to success.
  • We provide details regarding the realities of the real estate marketplace.
  • We develop a realistic long-term plan and strategy for your investment.
  • We execute and monitor the progress and performance of that investment over time.
  • We provide productive investment management: 1836PM investors will increase the performance of your asset, reduce your risk and volatility, and help you rest assured knowing your investment is in the hands of professionals.
Learn more about How 1836PM Exceeds The Mark
Next Generation Tools

Next-Generation Tools

We reinvest a significant portion of our profits to consistently improve our systems and performance. We’re investing with you! These state-of-the-art tools don’t exist anywhere else in the single-family residential property management industry. Learn more about our data tracking & evaluation.
Learn About REI Monitor
How We Function

How We Function

We call it the “1836PM Decision Making Hierarchy.” It’s based on a repeat or adapt perspective. Since day one, 1836PM has been implementing processes and procedures to ensure the success of our clients’ investments. Through the years we’ve either repeated certain processes if they’ve proved functional, or adapted if they did not. This is our Mode of Operation—an ongoing process as we strive to deliver the best possible investment management services to our clients, residents, and partners.

WATCH "HOW WE FUNCTION" VIDEO

Achieve Your Investment Goals

Our Winning Game Plan

Our job is to work with you to achieve your investing goals while at the same time proactively managing and reducing risks — visible and invisible risks. We’ve been in the investment management business since 2007. Through years of refining our processes and procedures, we have learned precisely what it takes to maximize your return while significantly reducing lawsuits, fines, and the courtroom. To win as a team, we must agree on a game plan and remain diligent in executing it.

  • Renovations and Repairs: We may not need next generation renovations, but we need to ensure everything mechanical, structural or viewed as hazardous on the property, inside and out, is in proper shape. 
  • Tenant Turnover: If you don’t bring a great product to market, you can’t expect a great tenant. No one who lives an honest life, pays their bills, taxes, and loves their family wants to live in a house that’s not properly maintained. They certainly would not pay for rent increases or renew their lease. Tenant turnovers are your biggest expense and consist of leasing fees, vacancy costs and make-ready expenses. To maximize performance and returns, you need tenants who never want to leave, which effectively reduces tenant turnovers and overall expenses. Therefore, it’s imperative to maintain your property at all times. Tenant turnover is the biggest expense that investors can affect simply by doing the right thing. 
  • Maintain Your Investment: Every time you invest in an improvement or perform preventative and regular maintenance on your property, the value of that property is also maintained or increased. Go cheap or fail to maintain the home properly and you’ll lose much more than you would have spent. These are the only two options. Pay more and increase performance during the process or pay less and decrease performance during the years the home is available for rent.
  • When investors micro-manage the process, not only are they using their personal time, which they’re paying us to help them avoid, but anytime there are too many people involved, it complicates the situation. 
  • We’ve seen investors waste tens of thousands of dollars in weeks and months of holding time and lost income because they won’t hire our trusted and licensed professionals and let them get the job done right the first time. When you go to the dentist, do you tell them how to drill? Never. When you come to 1836PM, we are experts with years of experience in the property management business. We do this for a living and we are here to manage these processes to ensure the best possible outcome. We collaborate, communicate and coordinate for you.
  • Expenses: At some point, you will have a significant expense, whether a roof repair, an HVAC replacement, or an outlandish tenant. Plan for it by setting money aside for appropriate maintenance, as your property manager recommends. Prepare for it by focusing on the big picture —not the minutia which will distract and derail you. Taxes go up, and so do rental rates. Stay focused on your long-term goals when costs increase, and realize it’s part of the game.
  • Valuations: Home prices increase, equity grows, inflation happens and rental rates increase over time. Additionally, when rental rates go up, your mortgage principal and interest should be fixed—for the win. 
  • When valuations and equity go up, don’t go buy a boat or a bigger house. This investment will make you money. Those will cost you your goals and future income. Keep your eyes on the prize to reach your goals. Consider reinvesting your equity to increase your holdings and returns.

Quantitative and Qualitative Analysis

How We Measure Client Success

Return-on-equity performance.

Alignment of values and goals.

Satisfaction with our services.

Investors trust 1836PM
to lead and manage.

Reflected in clients acting
as advocates.

Performance, ideology and
satisfaction all matter.

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Comprehensive Property Management

Take a deep dive into our specific services and pricing.

Property management services & pricing

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client profile

Apprentice Investor

demographics:

  • Typically in their mid-working years
  • 25-45 years old
  • Middle class
  • Interested in using real estate to build wealth over time

characteristics:

  • Works a full time job but is willing to put in time to explore options and get hands-on with projects
  • Wants to be an investor but needs a great team to be successful
  • Focused on long term success and interested in learning
  • Engaged in all parts of the process out of curiosity and desire to learn/succeed
  • Can be single or in a committed relationship but is willing to go above and beyond to make a better life for themself and their family.

concerns:

  • Fearful of selecting a weak team and/or being taken advantage of
  • Fearful of overpaying but understands value
  • Doesn’t have a lot in savings but is willing to spend today to gain tomorrow
  • Not sure about how to select the right home and the right partners
  • Nervous about being kept in the dark—no transparency or communication from partners

how 1836pm strives to overcome these obstacles:

  • Begin by determining their savings to ensure they can survive expenses to get started
  • Ensure they are paying their mortgage on the correct timeline, not late because they’re waiting for rent to come in
  • Suggest they buy new if they don’t have much saved for repairs. Don’t let them get in over their heads on make-ready or renovations
  • Ensure they know that if they didn’t have a healthy down payment they will be betting on appreciation but could be cash flow negative
  • Secure a good relationship with this client because they value and care about their partners

client profile

Dream Home Investor

demographics:

  • Mostly late in their working years
  • 50-60
  • Middle-Upper Class
  • Works a full time job but is looking toward retirement

characteristics:

  • Retirement is in sight and this investor is planning for it by purchasing their retirement home early to lock in today’s pricing and service the note in the meantime. 
  • Retirement is in sight and this investor is planning for it by purchasing their retirement home early to lock in today’s pricing and service the note in the meantime. 
  • Knows the rental payment may not equal the mortgage payment, but is willing to invest in the difference
  • Wants the home they want more than the return on the investment

concerns:

  • Someone will damage the home
  • Maintenance on their dream home is not exactly what they want or how they want it done
  • The home sits vacant or isn’t cared for
  • The neighbors may think less of them for failure to care for the home
  • The neighbors may think less of them for the behavior of the residents.

how 1836pm strives to overcome these obstacles:

  • Make sure they understand that to be successful, they will have to differentiate between running the home as a business vs. living in it at a future time
  • Communicate the concept of “Like for Like” so not to expect upgrades or custom work until they’re living in it and can update it however they want
  • Reinforce that no tenant will care for their dream home like they would, but just about anything can be repaired
  • Ensure they know that the more custom the home, the harder to repair and rent—and the less they will make for their investment. It’s ok to not make money but it’s not okay to be unaware
  • Make sure they know they need to put significant money down on a luxury home to get close to rent meeting the monthly cost

client profile

Cash Flow Investor

demographics:

Group A:

  • Mostly end of their working years
  • 50-60
  • Middle-Upper Class
  • Retired or close to retirement

Group B:

  • Working years
  • 35-45
  • Middle-Upper Class

characteristics:

Group A:

  • Stable lifestyle
  • Fixed income
  • Risk averse

Group B:

  • Stable lifestyle
  • Putting kids through college
  • Taking care of parents
  • Risk averse

concerns:

  • Too little cash flow
  • Too many expenses

how 1836pm strives to overcome these obstacles:

  • Ensure they understand the multiple ways that rentals produce income, and how to make the most of them:
    •  Cash flow
    • Appreciation
    • Tax deductions from depreciation
  • Communicate realistic property expectations for assets based on leverage or fully paid-off
  • Communicate expense expectations for getting set up, leased, made ready, etc.
  • Stay focused on the long game. Cash will continue to flow and the asset will still exist and grow over time enabling a longer producing stream of revenue than a sale would produce

client profile

Experienced Investor

demographics:

  • Middle to end of working years
  • 30-50
  • Upper Class

characteristics:

  • Works on investing vs. working for a living
  • May represent a larger group or family trust
  • Focused on overall ROI as described in their own terms
  • Typically feels they are savvier with more access to services and knowledge than their collaborators.

concerns:

  • Paying normal rates for services vs. getting value. They are held accountable for explaining costs to other parties
  • Reputation of the property management company
  • Talking in terms that make sense to them
  • Making the wrong decision or working with those that don’t deliver value or expertise.

how 1836pm strives to overcome these obstacles:

  • Provide terms they find important and metrics they are seeking
  • Discuss expectations to make sure they are obtainable. They may not be. 
  • Value vs. short-term savings. Ensure they understand that a bad manager can cost them years in hidden damages they may never see
  • Reinforce the ability to report income/expenses accurately to other investors on team
  • Communicate the ability to deliver support, data and other strong partners to the relationship as a value-add.

client profile

Long-Term Investor

demographics:

  • Middle of their working years
  • 35-50
  • Middle Class
  • Stable lifestyle

characteristics:

  • Planning for distant retirement and/or kids’ college
  • Consistent saver
  • Focused on long-term results—5-15 years out

concerns:

  • Unexpected road bumps or large expenses
  • Reputation of the property manager and quality of the relationship
  • Picking the correct property
  • Headaches from management due to high workload at full-time job

how 1836pm strives to overcome these obstacles:

  • Begin by determining their savings to ensure they can survive expenses to get started
  • Ensure they are paying their mortgage on the correct timeline, not late because they’re waiting for rent to come in
  • Suggest they buy new if they don’t have much saved for repairs. Don’t let them get in over their heads on make-ready or renovations
  • Ensure they know that if they didn’t have a healthy down payment they will be betting on appreciation but could be cash flow negative
  • Secure a good relationship with this client because they value and care about their partners

client profile

Apprehensive Investor

demographics:

  • Middle to late of their working years
  • 30-50
  • Middle Class
  • Has debt

characteristics:

  • Would prefer to sell but can’t due to recency of purchase or other issues
  • Works a full-time job and has little time for being a landlord or time for self
  • Would prefer not to be in this position but is exploring the numbers
  • Focused on survival and moving on unless they can become cash flow even or better
  • Typically feels trapped
  • Typically has a family and is responsible for bills and a number of people (parents, employees, etc.)

concerns:

  • Fearful of the unknown
  • Fearful of make-ready costs, leasing fees, and long vacancy periods
  • Doesn’t have much in savings
  • Intolerant of multiple repair costs or monthly cash flow that could be negative—even for short periods

how 1836pm strives to overcome these obstacles:

  • Determine their savings to ensure they can survive expenses to get started
  • Ensure they are paying their mortgage on the correct timeline, not late while they wait for rent to come in
  • Communicate that things break and require fixing, and not necessarily on their timeline
  • Encourage the investor to let our team of professionals handle repairs—the inclination for DIY has proven to exceed the cost of repair in almost every case and can go downhill in 3 directions:
  1. Amount of time to DIY make-ready = lost revenue
  2. Unless house repair is your profession, the work will typically fall short of professional standards = more lost revenue. 
  3. Eventually bringing someone in to finish the make-ready causing further delays = even more lost revenue.
  • Ensure they realize that if they didn’t put much down they will be making a big ROI in appreciation, but they have to be patient for that to take place

client profile

Cash Strapped Investor

demographics:

  • Mid-working years
  • 25-45
  • Middle Class
  • Has debt

characteristics:

  • Interested in using real estate to build wealth over time
  • Works a full-time job and has little time for being a landlord or time for self
  • Would prefer not to be in this position but is exploring the numbers
  • Focused on survival and moving on unless they can become cash flow even or better
  • Has some savings but can’t pay for repairs or replenish their reserve when leasing fees or vacancy take place
  • No funds available for required up-front costs including: make-ready for market, property repairs, holding costs, etc.
  • Wants to be an investor but feels the need to be hands-on with the rental property day-to-day workings
  • Overly-engaged in all parts of the management process and always wants multiple maintenance repair bids to get the best deal

concerns:

  • Fearful of the unknown
  • Fearful of make-ready costs, leasing fees, and long vacancy periods
  • Fearful that the property manager will always choose the most expensive maintenance provider.
  • Fearful that they will always get nickel and dimed for every little thing

how 1836pm strives to overcome these obstacles:

  • Determine their savings to ensure they can survive expenses to get started
  • Ensure they are paying their mortgage on the correct timeline, not late while they wait for rent to come in
  • Communicate that things break and require fixing, and not necessarily on their timeline
  • Encourage the investor to let our team of professionals handle repairs—the inclination for DIY has proven to exceed the cost of repair in almost every case and can go downhill in 3 directions:
  1. Amount of time to DIY make-ready = lost revenue
  2. Unless house repair is your profession, the work will typically fall short of professional standards = more lost revenue. 
  3. Eventually bringing someone in to finish the make-ready causing further delays = even more lost revenue.
  • Ensure they realize that if they didn’t put much down they will be making a big ROI in appreciation, but they have to be patient for that to take place

client profile

Stubborn Investor

demographics:

  • Middle to late working years
  • 30-50
  • Middle Class

characteristics:

  • Would prefer to sell but can’t due to recency of purchase or other issues
  • Works a full-time job and has little time for being a landlord or time for self
  • Would prefer not to be in this position but is exploring the numbers
  • Focused on survival and moving on unless they can become cash flow even or better
  • Typically feels like they know better than anyone else what is best for their property

concerns:

  • Has a hard time letting go of the reins
  • Wants to direct licensed experts on how to manage their property 
  • Wants daily notification of what’s going on with their property

how 1836pm strives to overcome these obstacles:

  • Ask for trust/permission. We have the experience, but a successful collaboration requires trust.  
  • Demonstrate transparency and open communication to speak directly with technicians if they have questions 
  • Talk about the benefits of letting go and permitting us to manage the property. They called us for a reason. Did they run into trouble prior? Need more free time? What’s the motivation for hiring us if they know everything? Focus on the benefits that 1836PM brings 

client profile

Bougie Investor

demographics:

  • Middle to late working years
  • 30-50
  • Middle to Upper Class

characteristics:

  • Interested in using real estate to build wealth over time
  • Works a full-time job and has little time for being a landlord or time for self
  • Typically feels like they know better than anyone else what is best for their property
  • Typically has a family and is responsible for bills and a number of people (parents, employees, etc.)

concerns:

  • Has expensive taste resulting in custom selections for the home that are difficult or impossible to repair, replace, and maintain. (custom drapes, high-end finishes, non-native plants in the yard, etc.)
  • Has a hard time letting go of the reins
  • Wants to direct licensed experts how to manage their property 
  • Wants daily notification of what’s going on with their property

how 1836pm strives to overcome these obstacles:

  • Convey the concept of appealing to the broadest group of people in order to keep the property leased. We stay focused on your return on investment/equity.
  • Communicate that investment performance goals cannot be achieved if repair and maintenance costs are high
  • Talk about real-world practices of smart property investors (high-volume conventional over low volume eclectic)
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