The one thing you should think about, Mrs. Bethea, is learning to think like an owner and to quit thinking as though you are "just a leasing consultant." The next thing is to observe. Watch how the manager interacts with the team, residents, and RPM and other people at the corporate level. Then concentrate on being the best leasing professional your property has ever experienced. Be friendly to all with whom you have contact. Learn how to answer the phone and lease apartments. Learn to overcome leasing objections. Learn about the problems that have occurred on site - deferred maintenance? Untrustworthy management? Work orders not being completed in a timely fashion? Devise a way to answer and counter these negative impressions of your property. Your pleasant and positive attitude can go a long way in helping to turnaround perceptions. Most leasing professionals strive to become something else within a company. Take some classes. Get your NALP designation. Take some webinars on line. Follow your Manager's recommendations, too, for moving up with this company or when the time comes, a different one. But get rid of the "I'm just a ..." pity party. No one is her job. Once you start leasing apartments and meeting the goals you have set with your manager and company you will feel successful, confident and ready for new challenges.

Unfortunately I am just a leasing consultant but I am in the same situation. Before I was interviewed I had learned about the terrible ratings but I have a family and this place was closer to home and offered more vacation time. Now that I'm here the poor ratings were spot on! I don't want to just up an leave. I'm ready to get firmly planted with a company. But how do I make changes from the bottom???

Renae,

RUN the other way! I too love a challenge, and many times have been very successful; however that success only came with awesome support. If you don't have support you are only beating your head against the wall. You will only succeed in creating frustration and resentment for yourself. Follow you instincts. The fact that you posted here in the first place says you had serious questions about this community and instead of the RPM making you feel excited about the challenge, she made you feel distrustful. If that person misrepresented the situation to you before you are even hired, it's a good sign of what's to come.
I’ve been in the business for 14 years and like to say I’ve worked for the good, the bad, and the ugly. I’ve worked for private owners, a REIT and a management company. Every property I’ve ever had has been a problem child. The only communities I felt I’d made an impact on were those where I had outstanding support form the RPM and Corp. I once had a property that was on its way to a full turn around. The residents were satisfied, rent collections were on the upswing, but we weren’t leasing fast enough. Rather than discuss the situation with me the RPM decided I wasn’t getting the job done and transferred me to a smaller site. I later found out this was only done because one of her friends was about to lose her position so she moved her to my old site where I had done all the work and all she had to do was ride the wave. It worked out okay for me though as I just chilled at the smaller site, caught up on my reading, updated my resume and was hired at the company I’m with now.
If you question the integrity of a person or company from the beginning it’s a sure bet that it’s not going to get any better. There are many communities out there that need someone like you so don’t settle. GOOD LUCK!

The previous post has important ideas to consider. You want to see this property improve. This can be very rewarding, although time-consuming & stressful. The most important consideration before accepting this position to be sure the owner/ mgmt company has the same goals as you have.

Hi Renae -

There's so much great input from everyone and definitely a lot to consider, so the only other thoughts I would share are these:
- First, if you take on the property, what support will you have from the PM company? Will you be supported in decisions that you have to make for the improvement of the staff and community?
- Second, regarding the online comments. Online reputation is a direct result of onsite reputation. Until residents see that real change and real service is being implemented, you'll see more of the same online. That said, most people go to work wanting to do a good job. Often, what appears as lazy may be a result of micromanagement, lack of management, lack of support, or general absence of leadership. If they don't know what "good" looks like, it's difficult to achieve it. Your desire to make a positive difference and your willingness to demonstrate a new vision for the staff and residents may be the foundation the staff needs to start taking pride in their work and their community.

Best wishes to you during your decision-making!

Tom (An owner) wrote:

Hello,
The rewards for turning a property around will include placing you in the unique position of being a "turnaround" specialist, and you will be in demand and will always have job security. Plus you will sharpen every management skill you have and create some skills you did not know you have!

But before taking the job look into several areas. And, think like an owner.

Ask to see the last 3 years (if available) financials and occupancy reports or summaries. What occupancy is required for break even? What is the cash flow and what are expenses? What funds are available to carry the property if it is losing money now? How bad are the skips, evictions, and bad debt? How much clean up of bad (non-paying) residents is required? Bad properties in bad neighborhoods are 100X more difficult that good properties in good neighborhoods.


1. Is the property in a bad neighborhood with high crime...you cannot fix this.
2. Is the owner or management company financially weak? If so, you will not have the funds for turns, repairs, security, "curb appeal", advertizing ect. If this is the case, the property will be in a downward spiral and will increasingly get worse.

Will the owner or Property Management Company agree to a 12-24 month turn around plan? If it is really "upside down" it will take this long to get the property really healthy. Can the owner last this long? How long can the owner last?

If the owner or property management company will not share this information...run, do not walk away from this property!

Good Luck

This is why I am so hesitant as they are not being truthful to me. I was able to see a little as they tested my knowledge of the software what I saw was not pretty! I'd feel better if they were honest with me.