Frequently
Asked
Questions

There are many property management companies in Atlanta charging varying rates. However, most companies either charge a flat monthly rate or take a percentage of the rent paid. If you hire a property management company on a monthly rate basis, the terms and amount will be agreed upon by both parties. If a company takes a percentage of the rent, it usually ranges between 8% and 15%.

Finding tenants by yourself can be overwhelming as a real estate owner, especially if you have multiple properties. You may save time and resources, compromising the bottom line. As a reputable property management company in Atlanta, we have the knowledge, skill set, and resources to find tenants. Our marketing expertise ensures we reach the right audience o occupy empty properties.

Finding a professional property manager in Atlanta can take your investment to the next level. Property management is a complex undertaking involving handling tenant communications, legal matters, and taking measures to protect the property. With that in mind, property managers must be excellent communicators, efficient and organized, focused on continual education, and have in-depth local market knowledge. These essential traits can help you find a trustworthy service provider guaranteed to grow your venture.

As mentioned, a good property manager is not an expense, but an investment. Hiring a professional can save you a lot of money and time by taking all the duties off owning real estate. The responsibilities of a property management company range from tenant screening and maintenance to rent collection and evictions. We take management further by providing marketing services and introducing you to a network of renters, property managers, and other professionals.

Many landlords have managed their properties for so long that they don’t know when to let go. Common signs it is time to find a property manager in Atlanta are; you live far from the property, tenant screening is a problem, frequent disputes with tenants, and lack of time, among others. If you notice any of these signs, call a property manager as soon as possible. Even if you must pay for the services, the long-term benefits are undeniable.

Whether you are a long-term rental property owner or new to the business, hiring the right property management company in Atlanta can be a challenge. With all the firms claiming to be the best, finding a professional is not the hard part. Finding a company that aligns with your expectations is the hard part. Look past the costs and intial presentation and try to see their culture. Find a company that doesn't just say they put owners first but proves it everyday. 

A professional property management firm offers various services, surpassing a landlord’s ability to act alone. These services are geared towards generating passive income and making the ownership process less stressful. If you are still deciding whether to hire a property management company in Atlanta, it comes down to whether you have the money and time. We have regulatory expertise and professional knowledge to ensure your real estate investment is a success.

We operate all across the Atlanta metropolitan area.  Our main office is in Roswell but our agents work remotely and manage property in the areas where they live.

 Your properties will be well managed and you will be well informed.  We will listen to you—learn about your expectations and then seek to deliver on them.  You will be able to relax knowing that your investment is being professionally managed. You can go on with your life and leave the heavy lifting to us.

 We do, 3 Options was formed in 2008 by Dan Wilhelm after he started doing property management in 1997.  Although Dan retired in 2024, his experiance, leadership and mentorship will remain our foundation into the future. Most of our agents have been with us over 10 years. We are also a licensed real estate school, so we are dedicated to training and staying current with the industry. We are also investors with  personal inventories of homes.  We know what it feels like to be a landlord.  

 We are a full-service property management company.  You can be as involved as you choose in daily operations.  Our objective is to pair each landlord client with one agent that will serve as both your leasing agent and property manager.  You would have this sole person to talk to about your goals and expectations with your investments.  Our experience shows us that our clients love this concept.

Yes, we will provide you an IRS Form 1099 along with an annual statement detailing all revenues and expenses for the year. Everything you or your CPA will need to prepare your tax filing. 

 Yes, we can help you. Unfortunately, sometimes this is necessary.  We are comfortable helping you with this because we have been in the courtroom many times over the years and we are thoroughly familiar with the landlord tenant laws. 

Yes, we have dozens of established relationships with local vendors.  All are required to have workman's compensation and general liability insurance.  Many of our vendors charge special discounted rates because we are able to offer them some economy of scale. We are aware that maintenance is a big profit center for many property management companies, but we prefer relationships over profits. We do not have in house maintenance staff that we need to keep busy. We do not mark up maintenance invoices. We monitor your property to make sure repairs are done only when needed. We coordinate the repairs without any additional cost to you. 

We are happy to answer this question, but  you need to know that the true cost of investing in real estate is poor management.  Turnover and bad tenants are the result of poor management.  These conditions will destroy your cash flows and any minor savings you might glean from a discounter will be more than exceeded.  That said, only to tell you that we are NOT a discount broker.  We charge a fair price and deliver on our promises.  We charge 8% per month for management.  We only collect this when the property is occupied and when the tenant is paying rent.  We charge one month's rent as a marketing/leasing fee any time a new tenant is placed. We also charge an annual renewal fee equal to 1/2 of one month's rent.

 Yes, because we know the laws.  We also put our company name on the lease as the landlord.  Disputes are directed at the property management company not the owner, in most cases.  If you’re in the process of shopping for a property manager, ask them who is named on their lease as landlord.  Are they willing to stand up and protect you?  You need to know because many property management companies do not.  We also have solid policies and a battle tested lease.  We have never lost a legal battle yet. 

 A well managed property will return a better investment for the owner.  We will put in well qualified tenants and manage that relationship to ensure that they are happy and want to stay for years, hopefully. Tenant turnover is the #1 cause of low ROI on investment properties.  We will also help you achieve the highest rents that the market will allow. We have many risk management tools to help you make more money and limit your liabilty.