Memphis Full-Service Long-Term Rental Management. 8% Fee. No Hidden Costs
We managed our own portfolio of 200 homes for six years before we ever took on a client. We built the systems, hired the team, learned the hard lessons, and proved the model with our own money first. In-house maintenance, 24/7 emergency response, an open office line every business day, and a tech stack built around AppFolio, Findigs, and ShowMojo. This is not a side operation. This is all we do.
8% That's your management fee. Of collected rent. Period.
The industry standard is 8 to 10 percent plus leasing fees, maintenance markups, and surprise charges buried in the contract. We charge 8 percent of collected rent with transparent maintenance pricing, no minimum service call charges, and no $125-per-hour labor rates. Our contract is written in plain language because we manage our own properties on the same terms.
21 Days Average Vacancy
From move-out to move-in when owners follow our pricing strategy. We run a full market analysis at onboarding and price to current conditions, not 2022 rates.
2,628 Annual Work Orders
219 per month resolved mostly within 24 hours by our on-staff maintenance technicians. Not subcontractors. Not vendors with their own schedule.
$1,600 vs. $3,500
What a water heater costs through our in-house team versus a typical vendor. Our blended labor rate plus actual overhead plus a 30% margin means the savings on every job are real and documented.
95% Average Collection Rate
Automated delinquency workflows, consistent lease enforcement, and debt collection on balances owed at move-out. We do not let money sit on the table.
3-Day Unit Turnovers
When a resident moves out, a technician is in the unit the next day for inspection and turnover. We transfer utilities into our name, clean with our own team, and get the listing live fast.
0 Court Losses on Damage Claims
We built our own move-in and move-out inspection system with before-and-after photo documentation on every work order. When we go to court for damages, we win. Every time.
Maintenance Technicians on Staff
Not subcontracted. No minimum service call charge. We charge a blended labor rate plus actual overhead plus a 30% margin, and there is no minimum. If the margin on a job is $5, so be it. A work order that would cost $300 through a competitor routinely costs $100 through our team. Every work order gets before-and-after photos. Every visit is logged. Every expense is visible in your owner reporting. This is not a premium add-on. It is the baseline.
Emergency Maintenance
Pipes burst at 2 AM? Our team handles it. Not an answering service. Not a voicemail. A real response from technicians who work for us, on our schedule, familiar with your property.
Showmojo Self-Tour Technology
We tested four other self-tour providers over six years before we found one that worked. ShowMojo's system is built for security and ease of use. Prospects can tour on their schedule, and the data shows they prefer it. If someone wants an in-person showing, we do that too.
Findigs Tenant Screening
The most advanced screening platform in property management. AI-powered decisions, not just reports. Identity verification, income verification, fraud detection, and document analysis on a single platform. In a market where application fraud is at an all-time high, we combine technology, AI, and in-person interaction to verify that applicants are who they say they are.
Open Office Line
Call us any business day. Talk to a real person. We have a dedicated team answering calls from prospects, residents, and owners. No phone trees. No callbacks in 48 hours. You can reach us.
Broker-Led Operation
One of our owners, Randy McGill, is a licensed Tennessee real estate broker, which means LPS can legally manage both short-term and long-term rentals. Most STR managers in Memphis are not brokers and cannot offer both. Our management contract covers both strategies, and we have clients move between short-term and long-term based on what the market and their goals demand.
We Work With Three Types of Owners
Self-Managers Who Are Over It
You bought the property because the returns made sense. Then you spent the next two years fielding maintenance calls, chasing late rent, screening tenants yourself, and wondering if the contractor you hired actually fixed anything. You are good at owning real estate. You do not want to be a property manager. That is where we come in.
Owners Switching From Another Manager
You are paying a management fee and still getting surprise maintenance invoices, slow communication, and vacancies that drag on for weeks. You do not know what is happening with your property until you ask, and even then the answer is vague. We send monthly reporting with full transparency, we answer the phone, and we fix things with our own team instead of marking up a contractor's bill.
Out of State Investors Who Need Boots on the Ground
ou bought in Memphis because the numbers work, but you live somewhere else and need a team you can trust to protect your investment. We manage 200 of our own homes in this market. We know the neighborhoods, the tenant pool, the rental rates, and the risks. We also have a full security and theft prevention program we share with every client because we know what Memphis requires.
What's included in our 8% Management Fee
- Comprehensive market rent analysis at onboarding so your property is priced for the current market, not what you hope it will rent for
- Professional listing creation syndicated across Zillow, Apartments.com, and all major platforms
- ShowMojo self-tour and in-person showing coordination
- Findigs AI-powered tenant screening with identity verification, income verification, and fraud detection
- TermWise security deposit replacement program that lowers the barrier to move in for qualified tenants while increasing owner protection at move-out
- Second Nature Resident Benefit Package including credit building, identity protection, pest control, and air filter delivery
- Online rent collection through AppFolio with direct deposit to owners
- In-house maintenance at transparent, below-market pricing with before-and-after documentation on every work order
- 24/7 emergency maintenance response from our on-staff technicians
- Move-in and move-out inspections using our proprietary inspection system
- Lease enforcement, renewal management, and eviction coordination with Memphis's top eviction attorney
- Automated workflows for weather events requiring tenant action, air filter changes, smoke detector battery replacements, and delinquency collection
- Debt collection on balances owed at move-out
- Monthly reconciled books with owner payments sent the following month
- Full owner portal access through AppFolio for statements, inspection reports, and property updates at any time
Your Vacancy Costs More Than Our Fee. That Is the Math.
Every month your property sits empty costs you a full month of rent plus utilities, insurance, and risk. The owners who fill units in 21 days are the ones who price to the current market, not the ones chasing peak rents from two years ago. We run a detailed rental analysis during onboarding and give you an honest number. Sometimes it is not the number you want to hear. But a property rented at the right price in three weeks beats an empty unit listed at a fantasy number for two months. When owners let us deploy the correct pricing strategy, we perform. When they don't, vacancies drag. We will always tell you the truth about your property, even when it is uncomfortable.
We were self-managing four properties and spending every weekend dealing with maintenance calls and tenant issues. LPS took over and within 60 days every unit was stabilized, maintenance costs dropped, and I got my weekends back. Their in-house team is the difference.
Brad T., Midtown Memphis
Our previous manager was charging 10 percent and still sending us third-party maintenance bills on top of it. LPS charges 8 percent and handles nearly everything with their own crew. Our maintenance costs are down over 40 percent and we actually know what is happening with our properties now.
Sarah K., Out of Town Investor
I inherited a duplex and had no idea what to do with it. LPS walked me through the whole process, screened solid tenants, and set up everything through their portal. I check my statements once a month and that is it. Exactly what I needed.
Brianna C., East Memphis
