Property management, redefined.

No junk fees. No maintenance upcharge. Just a net income split.

What’s included

  • Leasing: marketing, showings, screening, and lease signing
  • Day-to-day tenant communication and support
  • In-house maintenance, lawncare and snow removal
  • Rent collection and delinquency follow-up
  • Clean income/expense reporting and owner statements
  • Unparalleled service and a one-of-a-kind investor experience

Why investors work with us

We only win when you do

Most managers earn from leasing fees, markups, and churn. We don’t. We charge a percentage of net income, so higher occupancy, better tenants, and controlled expenses help both of us.

Built on custom automation

We write our own software to handle leasing, maintenance, notifications, and accounting workflows. That means faster response times, fewer dropped balls, and better visibility into how your properties are performing.

Get started

  1. Text (937) 203-0868 and ask for the property management intro video
    We’ll reply with an unlisted YouTube video explaining the whole process
    The business owner is in the video and cares about their privacy, hence this approach.
  2. Review the management agreement
    A copy of the management agreement is available in Google Docs so you and other investors can leave comments, ask questions, and request revisions. Available here
  3. Schedule a call if you need more information
    You can always schedule a call with us here.
  4. Sign via Docuseal
    Once you’re ready, we send a Docuseal packet for e-signature with your property details included.
  5. Open your Mercury account
    Use our link for an expedited approval process, then invite [email protected] as an admin user.

Key links

View Management Agreement Open Mercury Operating Account Schedule a Call

Frequently Asked Questions

By charging based on net income of the property, we directly align with your financial interests.

Consider this, a typical property owner isn't bothered by high maintenance expenses, as long as they're still collecting rent! High turnover rate? Not an issue for the typical property manager, who collects a commission each time they sign a lease.

Not us. We do business differently, and our model keeps us accountable. We make more money when you make more money. When you make less money, we make less money.

In some cases, a property's net income will be 0 or negative for reasons unrelated to the property manager's performance. For this reason, we have a minimum monthly charge based on unit count, per property. This charge is substantially lower than our normal commission, and is meant to protect us from extenuating circumstances.

For example, a property undergoing major renovations may not have income. Since we are still responsible for overseeing the renovations, we would be compensated the monthly minimum.

The beauty of holding property funds in a bank account you control is that you get the money instantly. You don't have to wait for us do the prior months financial report. The money is yours, and we charge our management fee later.

Ohio law and best practices favor accounts held in the owner’s name for trust and compliance. You retain control, while we handle operations and reporting through the connected banking stack.

You keep control of your banking, leases, and financials. We manage operations. You can view:
  • Real-time bank activity
  • Maintenance photos + invoices
  • Leasing status and screening results
  • Monthly summaries and property-level performance
No opaque black box like typical PMs.

We focus on single-family, multi-family, and small-to-mid-size portfolios. If you’re not sure you fit, reach out and we’ll tell you honestly if we’re the right operator.

Yes. We tailor operations (pricing, cleaners, maintenance, guest communication) to the rental mode you choose and can manage hybrid use (e.g., STR → LTR during slow seasons).

We've built one of the most robust property management processes on the market, and are improving every week. We have over 15,000 lines of proprietary code that powers our business.

Here's some practical examples:
  • We are directly integrated with Zillow. As soon as a prospect expresses interest in our properties, we receive all of their information, and they receive a text with the application link.
  • We have automated email parsing for dozens of services, such as utility providers, that allow automatic reconciliation of transactions.
  • We integrate directly with the smart locks we place on properties. We get notified as soon as the batteries drop below a certain percentage, meaning we never have an unexpected lockout.

All of this automation results in faster leasing, better tenant support, and more reliable service.

Tenants submit requests through our portal. We either dispatch our own maintenance company or other licensed and insured vendors, and track work to completion. Every charge is documented with invoices so you can see exactly what was done and why.

No, and we have a hard stance on this. AI has a time and place, and should be used carefully. Some of our automations require labelling data, and we utilize third party API's to do so, however we do not allow AI to make consequential decisions. For internal data classification, we impose minimum confidence levels on AI output.

The business owner built ML models from scratch before GPT was publicly released.

Absolutely. Our systems are built for portfolios. We’re designed to grow with you from 1 → 10 → 100 units.

Completely understood, in fact, that's how Dorian Gray Enterprises started. A real estate investor was unhappy with their property management options, and decided to do it themselves.

If you've decided self-management is the way, you should still reach out! We'd be happy to share helpful tips and tricks or provide in-depth consulting if needed. We don't gatekeep information.