How to Choose the Right Property Manager in OKC and Columbus

As an out-of-state investor, one of the biggest challenges you’ll face is property management. The right property manager can turn your rental into a hands-off cash-flowing asset. The wrong one can drain your profits, frustrate tenants, and leave you with endless headaches.

In markets like Oklahoma City and Columbus, property managers play a critical role because many investors buy here from out of state. You can’t fly in every time a toilet breaks, and you need someone local who knows the laws, tenant behavior, and market dynamics.

This article breaks down how to choose the right property manager, from what to look for, what questions to ask, to red flags you should avoid.

What Does a Property Manager Do?

A good property manager should handle:

• Marketing & Leasing: Advertising vacancies, screening tenants, and preparing lease agreements.

• Rent Collection: Ensuring on-time payments, managing late fees, and enforcing lease terms.

• Maintenance & Repairs: Coordinating with contractors and keeping tenants satisfied.

• Legal Compliance: Understanding landlord-tenant laws, eviction processes, and local ordinances.

• Financial Reporting: Providing transparent income/expense reports and year-end tax documents.

👉 Think of them as your boots on the ground.

How to Evaluate a Property Manager

1. Experience & Local Knowledge

• Have they worked in OKC or Columbus for at least 5+ years?

• Do they specialize in your type of property (single-family, student rentals, multifamily)?

2. Fee Structure

Typical fees include:

• 8–10% of collected rent (management fee)

• Leasing fee: 50–100% of one month’s rent

• Renewal fee: Flat $100–$300 or a % of rent

👉 Be cautious of managers who nickel-and-dime for everything.

3. Tenant Screening Process

Ask:

• Do they run credit, background, and rental history checks?

• Do they verify income and employment?

👉 A weak screening process = high eviction risk.

4. Communication & Transparency

• How fast do they respond to emails/calls?

• Do they have an online portal for owners and tenants?

• Will they send monthly statements?

5. Vendor Relationships

Good managers have a reliable network of:

• Plumbers

• Electricians

• HVAC techs

• General contractors

👉 Ask if they add a markup on vendor invoices.

6. Reputation

Check:

• Google reviews

• BiggerPockets forums

• Referrals from local investors

Red Flags to Avoid

• No written contracts

• Hidden fees (like charging you for vacancy management)

• Slow communication

• High staff turnover

• No local references

OKC vs. Columbus: What to Expect

• Oklahoma City:

  • Lower property management fees (closer to 8%).

  • Many firms specialize in single-family rentals.

  • Landlord-friendly laws = smoother eviction process.

• Columbus:

  • Fees are slightly higher (8–10%).

  • Strong student housing and multifamily management companies.

  • Tenant laws are more balanced, be sure your PM knows compliance inside-out.

Questions to Ask Before Hiring

1. How many properties do you manage, and what’s your staff-to-property ratio?

2. What’s your process for handling late rent or evictions?

3. Do you own rental properties yourself?

4. How often do you inspect properties?

5. Can I speak to a few current owner clients?

FAQs

Question	Answer
How much does a property manager cost in OKC & Columbus?	Typically 8–10% of monthly rent, plus leasing and renewal fees.
Should I hire a property manager as an out-of-state investor?	Yes, unless you’re local and willing to self-manage. Out-of-state owners almost always benefit from professional management.
What’s the #1 quality of a good property manager?	Communication and transparency—without it, even the best systems fail.
Can I switch property managers if I’m unhappy?	Yes, but check your contract. Some require a 30–60 day termination notice.
Is it better to hire a big firm or a small local one?	Big firms = more resources. Small firms = personalized service. Choose based on your needs.

Hiring right!

Hiring the right property manager is one of the most important decisions you’ll make as an out-of-state investor. In cities like OKC and Columbus, the property manager is the difference between a passive investment and a nightmare.

The key is to:

• Research carefully

• Ask the right questions

• Avoid red flags

A great property manager doesn’t just collect rent, they protect your investment, keep tenants happy, and free up your time so you can focus on growing your portfolio.