Full-service management for owners with one or many units across Dayton and Columbus. Marketing, leasing, screening, day-to-day tenant communication, maintenance dispatch, financial reporting — coordinated by a team that talks to each other every morning.
Onboarding is the heaviest lift, and most of it falls on us. After that, things settle into a steady operations rhythm. Renewal and exit are predictable — we plan them with you well in advance.
We take a complete inventory of the property: walkthrough, photos, condition documentation, lease audit if there are existing tenants. If transitioning from another PM, we coordinate the handoff ourselves so you don't have to.
Day-to-day management: tenants reach the management team directly, repairs flow to our in-house crew, rent collection happens on the 1st, and you get a monthly statement. You can ignore most of it; we surface anything that needs your attention.
Ninety days before any lease ends, we surface the renewal decision: market comps, recommendation, your call. If the tenant leaves, we run a make-ready (in-house) and re-market, usually with no gap.
One page, one property. Income on top, expenses categorized below, net at the bottom in green or red. You can drill into any line for receipts, photos, and history.
Statements are delivered on the 5th of each month, covering the prior month's activity. Year-end packages include the schedule E-ready summary your accountant will ask for. Multi-property owners get a portfolio rollup in addition to per-property statements.
2421 Riverside Drive Dayton, OH 45405 · 4-plex
Income
Expenses
Mockup. High-expense months reduce net income — and our fee. Real statements include receipt links, photo attachments, and YTD rollups.
The other side of management is the people who live in your buildings. Our tenant portal is the same site they interact with every day — pay rent, submit repairs, get the welcome guide. Take a look →
Three people own day-to-day management. You'll know all of them by name within the first month.
Started Dorian Gray in 2024. Manages his own portfolio through the same platform as every client. Background in software engineering.
First employee. Part of every major decision since the beginning. Handles day-to-day operations. If you're an owner, you'll hear from him often.
Over twelve years of property management experience across Dayton and Columbus. Handles owner relations, lease coordination, and day-to-day operations.
Minimum 10% of net income — that's the floor. The structure is flexible: any combination of net income %, leasing fee, gross rent %, or flat fee. Small floor for months when the property breaks even or runs negative. No leasing fee, no renewal fee, no maintenance markup, no portal fee. Standard contract is 12 months with a 30-day exit either direction.
The first conversation includes a real number against your specific property.
Most managers earn from leasing fees, maintenance markups, and churn. High turnover? Not their problem — they collect a placement fee every time they sign a new lease. Expensive repair? Not their problem — they mark it up.
We charge a percentage of net income, so higher occupancy, better tenants, and controlled expenses benefit both of us. We make more when you make more. We make less when you make less. That alignment is the whole point.
There’s a small monthly minimum based on unit count, per property. It’s substantially lower than our normal commission and is meant to cover situations outside our control — a property undergoing major renovation, for example. We’re still managing the work; the minimum covers that. In a normal operating month it never applies.
Immediately. Rent lands in a bank account you own — you see every transaction in real time. There’s no disbursement cycle, no waiting for us to cut you a check. We collect our management fee the following month after producing the statement.
Ohio law and best practices require property funds to be held separately from the manager’s operating account. Holding the account in your name satisfies that, and it also means we never have your money — you do. We handle operations and reporting through the connected banking stack; you retain full access at all times.
Two to four weeks from contract signature, depending on whether the property is occupied. Vacant properties move faster. If you’re transitioning from an existing PM, we run that handoff in parallel — coordinating with them, gathering tenant records, opening the new operating account in your name.
No. We honor existing leases as written. We introduce ourselves to current tenants in writing and host a brief in-person meeting at the property if you want. Most tenants appreciate the transition; the ones who were quietly unhappy with the prior PM tend to surface fast — which is useful information either way.
Income at roughly 2.5× rent (voucher payments count), rental references for the past three years, basic background, basic credit. We’re not looking for perfect — we’re looking for stable. Source-of-income discrimination is illegal, and we wouldn’t do it regardless. You can adjust our default criteria for your specific property if you want.
We escalate early — late notices on the 6th, formal communication by the 10th, and we work with the tenant to find a resolution before legal action. If it’s unavoidable, we coordinate with an Ohio landlord-tenant attorney and you decide whether to proceed. Preventative work accounts for most of it.
Monthly statement on the 5th. Anything that requires your decision — lease renewals, repairs over your pre-set threshold, rent adjustment recommendations — reaches you the same day it lands on our end. Anything below your threshold we just handle. Most owners hear from us 2–3 times a month outside the statement.
Single-family, multi-family, and small-to-mid-size portfolios in Dayton and Columbus. If you’re not sure you fit, reach out — we’ll tell you honestly if we’re the right operator.
Yes. We can tailor operations — pricing, cleaning, maintenance, guest communication — to the rental mode you choose, and manage hybrid use (e.g., STR during peak, LTR in slow seasons).
Not in the way people usually mean it. We don’t let AI make consequential decisions. Some automations use third-party APIs for data classification, but those have minimum confidence thresholds before anything acts on the output. The founder built ML models before GPT was publicly available — the skepticism about AI hype is informed, not reflexive.
Tell us about your property, what's working, what isn't. Honest answer either way — we'll tell you if we're not a fit and why.
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