Property Manager

WHO WE ARE

Property Rush is a full-service real estate investment and property management company based in Chattanooga, TN. We manage a growing portfolio of residential doors across Tennessee and North Georgia and our mission is simple: Simplified Real Estate for Smart Investors.

Our team runs on our OASIS values: Ownership, Adaptability, Stewardship, Integrity, and Scalability. These aren't words on a wall. They shape how we show up for our clients, our tenants, and each other every single day. We're a tight-knit operation that moves fast, holds high standards, and genuinely believes that how we manage properties reflects who we are as a company. The person stepping into this role isn't just here to keep things running, they're here to move the needle, build real relationships with property owners, and grow alongside a business that's just getting started.

THE ROLE

We're looking for a Property Manager who knows how to keep a portfolio running smoothly and isn't satisfied with just going through the motions. This is a role for someone who takes ownership, communicates proactively, and sees every owner relationship as an opportunity to build trust, add value, and grow the business.

This is an on-site role based in Chattanooga. You'll be the operational lead on the ground, working closely with our team and reporting directly to the owner. The systems and support are already in place, what we need is someone who can take the reins, drive outcomes, and make things better than they found them.

Our primary platform is AppFolio. Comfort with property management software is non-negotiable.

WHAT YOU'LL BE DOING

🏘️ Leasing & Occupancy

• Manage the full leasing cycle from listings, marketing vacant units, showings, applications, screening, and lease execution
• Keep vacancy periods tight and days-on-market low (target: under 30 days average)
• Work with ShowMojo for showing scheduling and stay on top of the leasing pipeline

🏠 Property Onboarding

• Lead the onboarding process for new properties coming onto our management portfolio
• Coordinate initial inspections, setup in AppFolio, and owner introductions
• Make sure every new door is set up right from day one

🔑 Move-In & Move-Out Inspections

• Oversee and conduct move-in and move-out inspections for all units
• Document property condition accurately and thoroughly
• Coordinate any necessary repairs or turnovers between tenancies

📋 Portfolio & Day-to-Day Management

• Handle lease renewals, tenant communications, and routine portfolio operations
• Serve as an escalation point for tenant inquiries and resolve issues with professionalism and consistency
• Enforce lease terms and manage the eviction process when necessary
• Ensure properties remain compliant with Fair Housing, TN landlord-tenant laws, and local regulations

🔧 Maintenance & Vendor Oversight

• Oversee maintenance requests and vendor coordination - our team handles day-to-day execution, but you own the outcome
• Manage vendor relationships and ensure work quality and timelines are met
• Review open tickets, follow up on completion, and coordinate emergency responses as needed

💰 Owner Relations, Distributions & Reporting

• Be the primary point of contact for owner-clients - responsive, proactive, and clear
• Actively build and nurture owner relationships that lead to portfolio growth and investment opportunities with Property Rush
• Manage and process owner distributions accurately and on time
• Provide regular portfolio performance updates and keep owner expectations well-managed

📊 Financial Oversight & Analytics

• Track rent collections, follow up on delinquencies, and support expense management within budget
• Leverage AppFolio to monitor key metrics - vacancy rates, delinquency, maintenance costs, and collections and use that data to flag issues and drive improvements
• Maintain accurate records and support reporting across the portfolio

SUCCESS IN THIS ROLE

Success here is measured by keeping vacancies low, rents collected on time, and owners genuinely confident in the team managing their investment. Beyond the numbers, the right person in this role builds relationships with owners, tenants, and vendors that make Property Rush the obvious choice for anyone looking to grow their portfolio or simplify their investment experience.

• Vacancy rate ≤ 7%
• Average days-on-market: ideally under 30 days
• On-time rent collection ≥ 95%
• Delinquency rate ≤ 5%
• Owner distributions processed accurately and on schedule
• Move-in/move-out inspections completed and documented with no delays
• New property onboarding completed within agreed timelines

WHY YOU'LL LOVE THIS ROLE

• ✅ You step into a portfolio that already has systems, tools, and team support behind it, you're not starting from zero
• ✅ Direct line to ownership - no corporate layers, no bureaucratic runaround
• ✅ A company that's actively growing, with real room to grow alongside it
• ✅ Your work has real impact on real investors' portfolios and real tenants' homes
• ✅ Owner relationships that go beyond property management - you're part of a bigger investment story
• ✅ A team that values people who take ownership and actually follow through
• ✔ You have 2+ years of property management experience, preferably managing portfolios of 100+ doors
• ✔ You're based in or near Chattanooga, TN and can be reliably on-site
• ✔ You're confident in AppFolio or a comparable platform and pick up new tools quickly
• ✔ You communicate clearly, follow through consistently, and don't let things sit
• ✔ You can juggle multiple priorities without losing track of the details
• ✔ You're calm under pressure and know how to handle tenant escalations and evictions professionally
• ✔ You understand Tennessee landlord-tenant law and Fair Housing requirements
• ✔ You're a natural relationship builder - with owners, tenants, and vendors alike
• ✔ You hold a valid driver's license and have reliable transportation

COMPENSATION

• $85,000 – $110,000/year (base salary plus leasing bonuses and additional performance-based incentives tied to portfolio metrics)
• Property Rush is an equal opportunity employer. We welcome applicants of all backgrounds.