Self-management can be a good fit until it is not. The tipping point is rarely about one bad call. It is about time, distance, and the number of decisions you carry every week.

Quick decision tree

• If you live within 30 minutes and can respond quickly, self-management can still work.
• If you are out of state or travel often, hire help or plan an exit.
• If turnover or maintenance is frequent, the time cost usually beats the savings.

Checklist to run before renewing another lease

• Can you answer tenant requests within 24 to 48 hours?
• Do you have a reliable backup for emergencies?
• Are you comfortable being the “bad guy” when rules are broken?
• Are you tracking expenses and leases cleanly?
• Is the rent high enough to support a manager if needed?

The real trade

Self-management saves money but costs attention. A property manager costs money but saves sleep. Neither is perfect. The right choice depends on how much bandwidth you can reliably give the property, not how motivated you feel this month.

A calmer approach

If you are on the fence, try a middle path first. Build a small vendor list, standardize your notices, and set boundaries for response times. If you still feel drained after the next lease cycle, it is probably time to hand it off.

Helpful resources

• The Book on Managing Rental Properties - practical systems for small landlords
• Rental Property Expense Ledger - track costs before hiring help

This is not legal or financial advice. Laws vary by location.