We make Maximum Results affordable for all types of Property Owners
ABC Rental Management is a full service property management company. For owners, our goal is to maximize your income while ensuring your long term income potential. We strive to provide the best management services possible and are always working to improve our services.
We are Property Managers
We are so confident in this that we offer an industry exclusive:
FREE Management Guarantee!
Give us 6 months and if you are not making more money than before we started managing your property, we will refund ALL our fees. Sign up today and ask how to qualify!
Looking to invest?
We are not real estate agents, so we will not sell you anything. We will offer our advice on potential purchases and provide our thoughts on the markets. We enjoy real estate investing and analysis. Use the tools below to get our insights into profitable properties instantly!
Why choose ABC to manage your properties?
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We have the processes and people in place to manage your properties better than anyone around. However, the biggest thing we have to offer is time savings to you as a property owner. We make it possible for your rental property to be a truly passive investment earning you residual income for as long as you want.
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We do not require you to commit to using us. Cancel anytime, for any reason. This should assure you that we are always working for you.
Our contracts are more like agreements in that they lay out how we agree to manage your properties. We do not require you to commit to more than 1 month at a time. If you are ever unhappy with our services you can fire us.
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We will make sure everything is done the way you desire and done within your budget needs. We will provide options and estimates for work that needs to be completed. Ultimately you decide what we do and what we don't do.
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We have found that a well maintained property is more profitable now and will stay profitable in the future. We also find that people are happy to pay more in rent to receive a higher quality service.
We treat everyone as we would treat ourselves. Our tenants understand that we care about them and where they live and know we are available to maintain their property well.
We maintain our properties so that we would be happy living there. Some may think this means it will cost more for us to maintain their properties. We have found that a well maintained property is more profitable now and will stay profitable in the future.
This standard does not only apply to high end housing. We can offer quality low and mid range housing options as well.
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We want to make you successful. We have a solid plan and a strong team, but understand you may want things done a certain way. We will make sure your properties are managed just the way you want.
You can be part of the process!
If you enjoy the tenant management and just want us to help with the maintenance, no problem.
If you have a good handle on the bills but don’t want the hassle of dealing with tenants or maintenance, no problem.
If you love doing the maintenance, but hate being the bad guy dealing with the tenants, no problem.
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We have worked with all types of properties, and dealt with most every situation that can come up in the rental business. We have developed effective procedures to avoid most issues before they happen and mitigate unavoidable risks.
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We are certified to perform or have certified contractors for all the types of maintenance, repairs & management your properties require. Our certifications include a real estate brokerage, lead paint abatement, building contractors, electrical contractors, plumbing contractors, HVAC and more.
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Our systems eliminate repetitive work and maximize our managers capacity to get things done. We are available anytime via phone, email & internet. We provide our tenants with online applications, statements, work requests and more. We provide property owners secure online reports, tax prep and more so you know exactly where you stand.
We utilize software platforms such as Appfolio, ToodleDo and ShowMojo to eliminate repetitive work and maximize our managers capacity to get things done.
We are Mobile, Social and ready for the next generation of technology. We provide our tenants with online applications, statements, work requests and more. Tenants can reach us anytime, anywhere, from almost any device.
We provide property owners secure online reports, tax prep, direct deposit, monthly summaries and more so you know exactly where you stand.
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We know many property owners enjoy managing their own properties. There is nothing we do that you cannot do yourself. We enjoy helping other property managers, property owners or people interested in getting into owning rental properties. We are always willing and ready to give you the “Secrets” of the trade. Just ask. Seriously! This is FREE. You want to do it yourself? Cool! We just want to help. Call/Text/Email us anytime.
In addition to our FREE services, we have some paid services that will give you access to all we have to offer. Each of these services have different payment structures and options to choose from. Let us know what you would like help with and we will tailor make a solution that is right for you.
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With this service we will take care of your residental and commercial tenants. Everything from filling vacancies to evictions to collecting rent and managing complaints. We will take care of ALL your tenants needs and proactively prepare for things in the future.
Our management rates are based on rent collected. If we don’t collect the rent, we don’t get paid. No finders fees, leasing fee or anything else. We are structured to only make money when you are.
Tenant management as low as 5.99%!
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With this pay as you go service, We will keep your properties maintained the way you want them and provide you with plans and ideas to improve them over time.
Our teams are efficient. You will find savings across the board with our in house maintenance staff and community of contractors.
When we look at maintaining your properties, a quick rule of thumb we like to use is your building should be replaced every 50 years. This will come in the form of general maintenance, Unit Turn Maintenance and repairs to tenant caused damage, CAPEX Maintenance and CAPEX Improvements.
If your property is worth 100K (we use a 10 CAP valuation), you should plan on spending 2000/year to maintain your property. Generally a property worth 100K should get about 1200/month in rent. To calculate your maintenance rate you would take the 2000/year divided by (1200/month * 12 months) = about 14%.
If your maintenance budget is 15%, you should be set up for success. This will allow for Maintenance of 9-10%, CAPEX Maintenance of about 5% and Unit turn maintenance of about 4-5% (and tenant security deposits should cover most of this)
In addition to CAPEX Maintenance, We also look at CAPEX Improvements. These are updates to your property that will get you more rent, and therefore increase the value of your property. Similarly to buying new properties, this is a way to increase your cash flow and should be looked at as an investment.
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What are CAPEX Expenses. Roof, Doors, Windows, Siding, Soffit Fascia, Flooring, Framing and Walls, Appliances, Cabinets, Decks. All of these are CAPEX Items. We will maintain your property and improve it over time. As these CAPEX items improve, your propert's value improves also.
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Included in all our tenant management services is a base level of accounting. We will record everything you need for the year and provide you monthly and year end reports.
In addition to this, we offer optional accounting services Basically we can handle every aspect and pay all your bills including insurance, taxes, utilities, etc if you would like.
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Our Management Fees are easy to understand. We only get paid if we collect rent. No finder's fee. No new tenant fee. No markups on materials. No markups on vendors and contractors.
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We will help you make more money, maintain better properties and have happier tenants. Guaranteed.
Try us out 100% Risk Free for 3 Months. If you are not happy with the services you receive, we will refund all our fees.
Do you manage your own properties? We guarantee our management services will not cost you any more money than you currently spend or your First 3 Months are Free!
Do you currently use another property Manager? We guarantee our management services will save you the fee you currently pay your property manager or your First 3 Months are Free!
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We currently manage properties in Wausau, Marshfield, Stevens Point, Plover, Rhinelander, Tomahawk, Merrill, Antigo, Shawano, Green Bay, Appleton, Oshkosh and all surrounding areas!
What will it cost?
Management
This includes everything related to dealing with tenants including leasing, showing, evictions, late night maintenance calls, etc.
1-2 Units: 9.99% of rent collected
3-10 Units: 8.99% of rent collected
11-25 Units: 7.99% of rent collected
26-50 Units: 6.99% of rent collected
51+ Units: 5.99% of rent collected
Quality Discounts are also available for higher end properties!
Don’t forget our Free Management Guarantee!
Maintenance
Professional, efficient and experienced team to handle all your maintenance issues.
Tier 1: cleaning, lawn and snow removal, maintenance, etc.
Tier 2: complex maintenance like doors, windows, remodeling, etc.
Tier 3: specialties like plumbing, electrical, HVAC, etc.
We provide Up front rates for all maintenance work. Check out our Maintenance, Trash Outs, Cleaning, Lawn Care, Snow Removal and Coin Collection services for pricing.
Accounting
Basic Accounting is FREE and included with our management services. This service includes paying utility bills, invoices and other maintenance related bills. This also includes managing your utility bills and charging tenants as needed. You will get comprehensive reports detailing and summarizing all your transactions. You will even get a year end tax statement to give to your accountant for taxes!
If you would like us to manage any other bills like insurance, taxes, loan payments, etc, we just charge a time and materials cost to do this ($35/hr).