Cincinnati property management for 1 to 100+ unit rentals

Run by operators who own rentals here too. Leasing, turns, maintenance, HVAC and owner reporting handled by one in-house team. Proposal within [48 hours], no obligation.

Cincinnati rentals, managed by the numbers

Four figures owners ask about first. [Update quarterly from AppFolio reports.]

2014

Active in the Cincinnati market since

[000]

Units under management

[00]%

Average occupancy, trailing 12 months

4.4 / 5

Google rating from 130 reviews

Built for three kinds of owners

Pick the one that sounds like you. Each gets its own onboarding plan.

Local landlords (1 to 10 units)

You self-manage today and want your evenings back. We take over leasing, repairs and rent collection.

Get a proposal

Remote investors

You bought in Cincinnati from out of state. We are your boots on the ground, with photo-documented turns and monthly statements.

Get a proposal

Portfolios and syndicators (20 to 100+ units)

You report to LPs or lenders. We deliver CPA-reviewed financials, rent rolls and capex tracking on your schedule.

Get a proposal

WHAT WE HANDLE

Everything a rental needs, under one roof

Leasing and screening

Advertising, showings, screening against written rental criteria, lease signing, renewals and lease terminations.

See leasing details

Unit turns and renovations

Renovations and larger projects run through TLP Renovations, LLC and are tracked in JobTread. If a contractor recommends work outside the original scope, you get photos and cost estimates to approve first.

See turn process

Maintenance and HVAC

Residents submit requests in Property Meld. We triage each one and assign our in-house maintenance team or an outside vendor. Jobs up to $500 proceed without asking. Anything over $500 needs your written approval first.

See maintenance

Financial reporting

Bookkeeping, bank reconciliation, regular property bills paid and a monthly owner statement. Your AppFolio owner portal is open 24/7, and you get a rent and market analysis twice a year.

See a sample statement

ONBOARDING

How onboarding works

Step 1: Sign the agreement

Sign the Property Management Agreement through dotloop, along with its supplements: your written investment goals, Expense List and Rental Qualifications.

Step 2: Set up your accounts

Activate your AppFolio owner portal, then submit your banking details and tax ID for 1099s.

Step 3: Hand over the property file

At least one week before takeover, send the tenant roster, leases, rent roll, maintenance history, security deposit records and utility accounts.

Step 4: Monthly statements begin

Each month we reconcile the books, then send your net revenue with the statement packet and invoice. Transactions finalize about 5 business days after month end.

What it costs

Published up front. Third-party legal is billed at cost, with your approval. Third-party renovation or maintenance coordination is 10% of vendor cost, waived for TLP Renovations work. Transferring ownership or management, or coordinating financing, costs one month’s management fee. Leasing out-of-pocket costs are reimbursed at cost.

8% to 10% monthly

A share of gross revenue collected each month, including rent, laundry income and tenant fees. Set per unit by monthly lease amount: 10% under $1,000, 9% for $1,000 to $1,499.99, 8% at $1,500 and up.

$600 leasing

Charged when a new lease is signed and the deposit is received. Covers marketing, showings and screening.

$0 renewal

No charge when a lease renews, including the rent increase analysis.

$150 eviction

Charged only if TLP must appear in court. Waived if TLP placed the tenant.

RESULTS

Results on real Cincinnati buildings

Cleves, Ohio: 24 units, 9 paying to stabilized


TLP took over management three months before closing on a master lease, cleared non-paying units and proved higher rents before owning a share. Paying units: 9 to [00]. Avg rent: +$[000]/unit.


Read the case study

Parker Woods Flats: 8 units to 73


An 8-unit Northside deal grew into a 73-unit Northside and College Hill portfolio in under two years, managed by TLP throughout. Occupancy: [00]%.


Read the case study

See every dollar, every month

Your AppFolio owner portal is open 24/7 with rent collected, expenses and work orders. We reconcile the books each month, and transactions finalize about 5 business days after month end. If funds run short, we pay the property bills and deduct the balance from your next distribution, with no interest.

Owner portal login

One owner contact, not a ticket queue

Your Landlord Relations Coordinator answers owner questions directly, with Tenant Relations and Maintenance teams behind them. Our standard is a reply within 24 hours, with biweekly updates while a unit is being leased and a monthly report on occupancy, rent collected, maintenance and leasing activity.

Book a 15-minute call

What owners say

[OWNER NAME], [00] UNITS, [NEIGHBORHOOD]

[Owner quote with a specific result: days to lease, rent increase, or a problem solved.]

[OWNER NAME], [CITY, STATE] INVESTOR

[Out-of-state owner quote about communication and monthly reporting.]

[RESIDENT NAME], RESIDENT SINCE [YEAR]

[Resident quote about maintenance response time.]

Questions owners ask first

  • Which neighborhoods do you cover?

    Greater Cincinnati and Northern Kentucky, including Northside, College Hill, Westwood, Madisonville, Norwood and Covington. [Confirm service map.]

  • Is there a minimum portfolio size?

    No. We manage single duplexes through 100+ unit portfolios.

  • How are evictions handled?

    We work payment plans first and follow the Hamilton County process when a case must be filed. The $150 eviction fee applies only if TLP must appear in court, and it is waived when TLP placed the tenant.

  • What does TLP expect from owners?

    Sign every page of the agreement and its supplements, and put your investment goals in writing. Provide your tax ID, banking details, current leases and proof of deposits. Tell us about all recurring expenses and keep enough funds available to cover them. Carry all-risk casualty and liability insurance. Approve or decline repairs over $500 promptly, in writing. Give at least 10 days' notice before selling or transferring the property.

  • Which costs stay with the owner?

    Your mortgage, property taxes and property insurance stay with you, paid directly. If you sell while we manage the property, the listing commission is paid to Keller Williams Seven Hills at a fair market rate. If you pay a TLP Renovations invoice by credit card, a processing fee of 2.95% plus $0.30 applies.

  • Can I cancel the agreement?

    Yes. The agreement runs 12 full calendar months, then continues month-to-month. Either side can end it with 30 days' notice, or after a 30-day chance to fix a breach. When management ends, we return the final accounting, security deposits and records within 30 days.

  • Who handles after-hours emergencies?

    Residents call [emergency line], answered 24/7. Our in-house maintenance and HVAC techs are dispatched directly.

  • How fast do I get paid each month?

    We reconcile the books after each month closes. Transactions finalize about 5 business days after month end, then we send your net revenue with the statement packet and invoice. If expenses exceed income in a month, your payout can be $0. We cover the shortfall and deduct it from your next distribution, with no interest.

  • How are security deposits handled?

    The security deposit is one month's rent, collected before move-in and held in an Ohio bank. We tell you which bank. After a resident moves out, the deposit is refunded within 30 days, once lease obligations and any deductions are finalized.

  • What policies guide how TLP manages?

    Our priorities, in order: safety and legal compliance, working order, resident satisfaction, resident respect and resident appreciation. Safety and working order come ahead of owner financial goals. We comply with Ohio and federal fair housing law. TLP carries general liability, errors and omissions, workers' comp and a $50,000 employee crime policy. Agreements are signed through dotloop, and disputes go to binding arbitration with the American Arbitration Association.

Get a management proposal

Tell us about your property. You get a rent analysis and a fee quote within [48 hours]. Prefer to talk? Call (513) 392-8074, Mon to Fri, 9am to 5pm.

Book a 15-minute call

Request my proposal