Mini-models What is your most favorite item to include in a mini-model?

Mini-models
What is your most favorite item to include in a mini-model?

Guest Insider I like to add color- shower curtain and towels that pop. Artificial plants n kitchen and bathroom

Alicia Barkell A scentsy or essential oils diffuser! ☺️We also love adding the unit information (like a vacancy flyer. Price sheet. Floorplan layout flyer) as well as some mints and waters!

Guest Insider Shower tray with a book, candle, and small plant.

Guest Insider We have staging set based on color and theme (blue/contemporary, green/boho, orange/mcm etc) the color is for the decor items, shower curtain and towels) so it's all cohesive.

Megan Goodmundson A little something on the counter like small cutting board with oven mitt and an open cookbook. A plant somewhere. Bathroom with shower curtain and coordinating towels hing nicely. A candle on the sink vanity. Not much just something visual to give color and look a little lived in.

Guest Insider A wow fridge. Stock it with drinks and snacks

Guest Insider We do a cutting board, candle that says welcome home, towels and shower curtains for both bathrooms, and a cute holder for essential laundry items/cleaning products.
On more stale units I’ve even been able to buy bar stools from Amazon, or echo pops. We’ve also put in a nice vacuum in the past.

Guest Insider Kitchen accessories/decor and bathroom accessories/decor and a pet set up with food bowls and mat.

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Do people seek a supplier because they have a problem they want to solve, or because they have a solution already in mind? It was a fascinating question that popped up in my interview of Kerri Davis regarding her founding story with FORTRESS OS.We delved into strategies for developing a new software solution, how to avoid "tech debt", and viewing affordable solutions not just as a module bolted on a market-r ...

Mya Estrada and Monique

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𝗗𝗼 𝘆𝗼𝘂 𝗸𝗻𝗼𝘄 𝗼𝗳 𝗼𝘁𝗵𝗲𝗿 𝗽𝗿𝗼𝗴𝗿𝗮𝗺𝘀 𝘁𝗵𝗮𝘁 𝗼𝗳𝗳𝗲𝗿 𝘀𝗶𝗺𝗶𝗹𝗮𝗿 𝘁𝗿𝗮𝗶𝗻𝗶𝗻𝗴 𝗼𝗿 𝗮𝗽𝗽𝗿𝗲𝗻𝘁𝗶𝗰𝗲𝘀𝗵𝗶𝗽...

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High rise luxury communities are you allowing DoorDash and uber drivers up to deliver to door?

Monique

Guest Insider Nope can’t get up our elevators without a FOB thankfully

Anonymous member Not a high rise but I only would allow up with residents consent would I allow someone up in our controlled access controlled elevator. Otherwise the resident needs to come meet them in the lobby.
The issue with the orders we had with being left in the lobby is someone passing through and then nicking them. Then we had to go and watch through security footage and the gym in our building, one of the trainers was stealing residents food.
So you have to set that precedent with your residents. No food to be left in the lobby, please come down to collect your food or let us know you have food arriving and we’ll let them up.

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Two communities can offer nearly identical amenities and leave entirely different impressions.One gives you a list of features. The other helps you imagine how your life could feel there.One shows you beautiful spaces. The other makes the choices behind those spaces understandable.One welcomes you warmly during the tour. The other carries that attention through the application, move-in and the first time something goes wrong.The difference lives ...

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Monique

Guest Insider We received an email thanking us for our service and everything that we do.

Guest Insider My company held an entire week of Property Manager Appreciation this week! We got something special every day of the week. We just ended the week with a nice lunch and event about 45 mins ago 🥰

Guest Insider Property managers day was last week??

Guest Insider They didn’t lmfaooooo

Guest Insider Paid day off & email thanking us!

Guest Insider They don’t and didn’t even know this was a thing

Ann Henderson Been in the industry 20 years. Didn’t even know that’s a thing.

Rosa Duarte When was it?

Guest Insider They didn’t. No acknowledgment.

Guest Insider They didn’t 🤣🤣

Jana Mobarak Gift bags and gratitude 🙏

Amanda Buyalos Managers don’t get celebrated, we get more responsibility, we get employee and resident issues, and we get to celebrate the rest of the team.

Guest Insider One extra paid day off!!🥰

Guest Insider We got to select from a huge selection of gifts. I chose a really nice set of blue tooth headphones.

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💡 This little light of mine… I’m gonna let it shine. 🎶

Okay, technically it’s 22 lights. 😂

I thought our breezeways needed better lighting, so I found a light I liked at a great price and suggested we test it on one building before making a bigger investment.

My maintenance team jumped in and installed 22 lights in a three-story building in less than two hours.

And WOW — what a difference.

We did one building to show ownership what the change... Show more

Guest Insider

Guest Insider Nice job! Depending on your location and your utility company there also maybe rebates available to help offset your expenses.

Guest Insider Richard Stewart That’s a great suggestion, Richard! We’re in Austin, so I’ll definitely look into whether Austin Energy has any rebates available. Every dollar saved helps when you’re working on property improvements!

Richard Stewart Renee Burns Austin Energy has some of the best rebates in Texas. I used to use them on other properties when we would do energy retrofits.

Guest Insider Budget to replace them again when they go out. I dislike integrated light fixtures. It’s best to have a bulb to replace. When these go out the fixture will also have been discontinued.

Guest Insider That’s definitely something to consider! We looked at the cost of the fixtures versus what we were spending on the old lighting. Even factoring in future replacements, the numbers made sense for us. Hopefully we’ll get plenty of years out of them!

Megan Goodmundson And the light bill will go down! Win win

Guest Insider Megan Goodmundson Exactly! Better lighting, improved appearance, and lower energy costs. I’ll take that kind of win any day! 😊

Steve Matre This is so nice to see. I have a financial class coming up and the way you tested your concept and made your case is a big piece of what I'm teaching! Good work and I hope your project makes you feel even better about your community! That's thinking like an owner 😉

Guest Insider Steve Matre Thank you, Steve! That means a lot! I’ve always believed that if you want ownership to invest in an idea, you need to show them why it makes sense. Starting with one building gave us a chance to prove the concept without a huge investment. Now we’ve got the remaining 24 buildings in the 2027 budget! I call that a win! 😊

Jessica Siderius This is great! Love that you are looking for ways to improve the property and make it safer for residents. I just started a contest for our managers on a good before and after. Great job!

Guest Insider Jessica Siderius Thank you, Jessica! I love the idea of a before-and-after contest! Sometimes it’s the smaller improvements that make the biggest impact. And who doesn’t love a good before-and-after picture? 😊

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Fantastic take on how to truly set yourself apart when so many prospects are choosing prior to visiting. The visit is to confirm their choice not make it in many cases.

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For eight months this year, AI wrote a good chunk of our agency's blog and social content. It never ever touched our client work or a single line of brand messaging. It only wrote our internal posts, built around keywords we knew our audience was searching for.Just looking at the numbers, it worked. In 2025, about 1/4 of our new posts picked up real traffic in the first few months. This year, 4/5 did, and average time on page more than doubled. I ...

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The Asset Managers sit behind a computer, at a desk, and most of the time really don’t understand (or appreciate) what really goes on at the property on a daily basis.

The disconnect between asset management and property management grows bigger and bigger every year and the blame usually gets...

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Anonymous member In my experience the asset managers are just trying to hold the underwriters proforma to the expectations of the partners. The issues are that these deals are underwritten with high profit as an expectation and so little for expenses, especially payroll. Then, insurance and property taxes kill whatever cushion there was and make it impossible for management to run a property. It's the developers that are the problem. They cut every corner to build the property, underwrite the asset with unrealistic standards and dont meet construction deadlines to put the asset behind even before management takes over, then it takes years to turn a profit because the construction budget went over and they cant afford basics for running a property, and "its not in the budget". Basics, like full paints because they used the cheapest flat paint during construction... even in breezeways or basic office supplies and marketing collateral that should have been purchased during pre- construction. Or... I... Show more

In my experience the asset managers are just trying to hold the underwriters proforma to the expectations of the partners. The issues are that these deals are underwritten with high profit as an expectation and so little for expenses, especially payroll. Then, insurance and property taxes kill whatever cushion there was and make it impossible for management to run a property. It's the developers that are the problem. They cut every corner to build the property, underwrite the asset with unrealistic standards and dont meet construction deadlines to put the asset behind even before management takes over, then it takes years to turn a profit because the construction budget went over and they cant afford basics for running a property, and "its not in the budget". Basics, like full paints because they used the cheapest flat paint during construction... even in breezeways or basic office supplies and marketing collateral that should have been purchased during pre- construction. Or... I dont know: Overtime during the summer.
The asset managers I have known are wise and do understand the PM side, but their feet are in the fire to make the properties cash flow.
Its a mess. But its a developers and owners mess. They are greedy.

Anonymous member It also doesn’t help when they only talk to the corporate team and not the onsite team. I’ve had regionals who don’t like to look bad and will only tell the asset manager the good things. We would never get help or money to repair the bigger issues or the issues that prospects see that deter them from applying in the first place.

Guest Insider Anonymous member 460 this, I watched my regional change so many reports before sending to asset, hiding the daily challenges which only made us look worse in my opinion because it removed the explanation for the struggles.

Anonymous member Not to mention that I’ve never had an asset manager who has ever worked onsite. I get that it’s different career path or whatever. But when asset management gets to decide what’s best for my property without ever setting foot on it, it ends up being my fault when it doesn’t work out. Never mind that I’m also at minimum 10 years older than every asset manager I’ve ever had.

Guest Insider Thats not a surprise. Its very common that even upper management seems to forget what goes on onsite and that is mind-blowing since most of them started onsite

Vitaliy Merkulov We see this also from vendor perspective, we show them that there is a huge issue with current rental history verifications process and how many gaps are there, and asset manager dont see the issue but when we talk to property managers onsite they see an issue but cant do anything about it because there is no budget for it.

Jason Hall I’m on the multifamily team at Zillow and unfortunately this disconnect is very common.

Guest Insider And this is why I retired from property management after 35 years. The entire industry has turned upside down

Anonymous member

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Love how Leinbach celebrated National Property Manager's Day!

Monique

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Here's something to think about: your next client might never Google you.Instead, they'll open ChatGPT, Claude, or Perplexity and type something like, "Who's a good industrial broker in Los Angeles?" A few seconds later, they've got three or four names. If yours isn't on that list, you didn't lose the deal. You just never knew the opportunity existed.AI is the new referral source a lot of brokers are missing. It isn't based on who knows you or wh ...

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I know of two companies still using the DOS version of AMSI. Yes. It works. Once installed you own the software. The annual maintenance fee meant you had access to software updates, technical support, and training. If you had an in-house expert

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Has anyone utilized Rilla? Looking for feedback, good and bad!

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Monique

Guest Insider Our teams are using it and have loved it thus far… And so have the managers.

Jessica Siderius They constantly stalk me and don’t take a polite no thank you for an answer. Hard pass!

Brent Williams Jessica, it's amazing how many times I have heard this.

Steve Wunch I was interested...but at $1800/leasing consultant there was NO WAY.

Guest Insider I love the product demo but I can’t get the cost approved per agent. I am thinking of using as an underperforming tool when properties are below target.

Guest Insider I can agree that the salesman is definitely insanely pushy, but I am still intrigued by the product lol.

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Anyone using Hubspot or Zoho? Can I get your thoughts?

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Monique

Stacie Tennyson I’ve used both. HubSpot is a bit more advanced than Zoho but I only used the free version of Zoho. What are you using it for?

Guest Insider Stacie Tennyson I agree. ZoHo will help if you are a start up. Because it reduce your GTM costs and track what needs to be tracked. However, Hubspot is far more sophisticated with its tools for sales and marketing.

Guest Insider I have used both. As others have mentioned, it depends on what you want to use it for. Hubspot is very user friendly, and well loved. Zoho is like a start up still finding its way. Hubspot feels like everything in one place where Zoho feels like separate softwares all under one name.

Guest Insider I have used both. I think it depends on what you're hoping to accomplish. I love HubSpot. It is super user-friendly and has so much capability.

taylor wells Just started using Zoho. Following

Andrea Cosenza I used zoho for IT tickets. Love their support and how quickly they answer questions! We use hubspot in a different business as well but it’s a pain, they are always updating permissions and tables

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Happy Friday, Insiders!😎 What's your biggest renewal headache heading into 2027? Don’t see your answer on the list? Drop it in the comments! We’d like to hear that too.🤔

Staci Merillo Lots of Residents buying houses, but not enough prospects to replace them.

Guest Insider Getting both residents to sign the renewal lease. They think that only one lease holder needs to sign and it hold the process up, along with getting an updated renters insurance declaration page.

Brent Williams I voted on the one I hear the most. Budgets are TIGHT! I have had two conversations recently about communities being able to pay a <$50 bill right now, which is absolutely wild, so renewal programs can get squeezed.

Tracy Cherry Everyone wants the move in special at renewal!

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