What we do.

The last 10% is where jobs stall out. The subs are gone, the client keeps changing their mind, and the finish work nobody wants to touch is all that's between you and getting paid. That part is what we actually like doing.

• —The cabinet crew dinged a wall and the painter already packed up and left.
• —Closing is Friday and the punch list is still a mile long.
• —An inspector flagged three small things before the listing can go live.
• —The GC moved on and left a dozen little items nobody will come back for.

We've run property management companies ourselves, so we know a vacant unit is just a hole in the budget. Most owners underwrite around 8% vacancy, and that math falls apart the second move-out season hits and the empty units start stacking up.

• —Thirty units turn at once and your three in-house techs are staring down six weeks of work.
• —The unit's been empty two weeks and you still can't get it photo-ready.
• —Every extra vacant day is rent you're never getting back.

Maintenance is really a customer-service problem in disguise. A slow or sloppy repair doesn't just cost you a work order, it lands on you as the manager, and tenants are quick to leave a review about it.

• —A tenant has been waiting a week on a repair and just dropped the word "review."
• —You're playing phone tag with a handyman instead of running your properties.
• —Small fixes pile up across the portfolio until they aren't small anymore.

The odd jobs that don't fit a neat category still have to get done before a showing or a move-in. Interior or exterior, we work straight down the list so a property is ready when it needs to be.

• —Listing photos are tomorrow and the gutters, a screen door, and two light fixtures all need attention.
• —It's half a day of little fixes and no contractor wants to bother with it.
• —A tenant moves in Monday and there's still a list of small stuff hanging.