The owners just hired a new Regional Manager and she seems to be able to put things in perspective for them. Over the past few days I have been able to do my job and take on the property. Hopefully this continues.

I can respect that. And everyone is different in his perspective and experience. Even though there may have been many different leases used, as a Manager, you will always pull each person's lease to see what it "says" until you implement the use of one approved document (which is why many people use the NAA Lease.) However, your Owners hired you to do a specific job and they need to let you do it - together you can solve the problems but I suspect your Owners are more than "just scared." Hang in there then; problems sometimes have a way of getting sorted out.

Mindy, thank you so much for your insight. I think that they doubt me because I am relatively young, I am 21.In my defense, I am a very dedicated 21 year old, 2 semesters from my bachelor's degree in business, and I have turned a property around for them once before. This is our smallest property so I think that they are just scared.

The issue with confining my judgement of things to the specified rules in the lease is that there have been so many different leases used on this particular property (they have had several managers in the past couple of years). I know I have what it takes to turn this place around. At one point, I had this place 97% occupied, QUIET, and collections were good. I don't know why there are being so tough at this moment but I am going to do my best to work with them. I have put too much of my heart and soul into this property and my tenants to just walk away.

Tia, you are in a tough position: do you play by the Owners' rules/wishes, or do you do what is right for your community? One thing you might consider is simply working within the confine of the rules, but ALSO leading by example. Owners fear high vacancy and no money coming in monthly. They worry that rocking the boat will be detrimental to their bottom line. Sometimes, as managers, we have to change the picture for them. We have to market the community, make sure maintenance is completed, update the curb appeal, and subtly begin educating the residents on expectations. Once you begin attracting some decent tenants and you start renting empty units, the Owners will start trusting your instincts. Then, you can revise your Community Policies and Procedures and have these re-signed at renewal time, and the Owners will be more supportive.

At least this is the way it is supposed to work. But it does take time, a good 6-12 months is needed to really start to swing a property in a better direction.

However, IF your Owners reject all attempts of your getting a "handle" on bad apples, then you would need to search down deep and decide if you want to continue with Owners who are not willing to work together to improve the property. Maybe I am hardheaded (yes, I know I am)but either the Owners trust my experience, or they don't. If they don't then I walk. I know what it takes to turn a property around - it takes a lot of personal time, dedication, thought, planning and execution and for me, I need to know we can work together to build something that will last ...

I don't know what the laws are for your area, but ours allow us to send a letter for such behavior if it is disrupting the neighbors. Usually, they deny ever using an illegal substance. After a complaint is placed, I contact undercover narcotics at our local police division and they usually check it out for us. I would check with your local PD and see what can be done about confirming the situation. Best of luck to you!

The lease states that tenants are to conduct themselves in a manner that is not disruptive or disturbing to their neighbors. With that being said, none of their neighbors have complained of it. I wanted to call the police but the owners advised me not to.

I feel as if I am stuck between doing what is right for the property and obeying the owners wishes for their investment.