Both kinds of owner call us. One has never done this and has no interest in learning tenant law on a weekend. The other has done it, with someone who stopped answering the phone. Same job either way: run the property properly, tell you what's actually happening, and keep the paperwork right for whichever city it sits in.
Ask anything without picking up the phone. We'll answer here or by email — a call only happens when you want one.
Switching managers? See what that takes →
You're not shopping for a property manager. You had one. You're here because something specific went wrong and you're deciding whether changing is worth the hassle.
Here's the offer: send us your last twelve months of owner statements. We'll go through them and tell you exactly what we'd have done differently — which repairs were overpriced, where the vacancy went long, what got missed. No obligation, and if we think you should stay put, we'll say so.
Get a free statement reviewSelf-managing works right up until the day it doesn't — a repair at midnight, a tenant who stops answering, a rent increase you're no longer sure you served correctly. Meanwhile Washington rewrote the rules in 2025 and several cities wrote their own on top of that.
You don't need a lecture about it. You need someone to take the phone, the ledger and the deadlines off your desk and run them properly.
See how a handoff worksOrders came through. A parent's house passed to you. You moved in with someone and kept the old place. Whatever put you here, you now own an asset with tenant law attached to it, and no particular desire to learn that law on a weekend.
This is the most common call we get. We'll tell you what it rents for, what it needs first, and whether renting it out is even the right move — we've talked people out of it before.
See how onboarding worksThe 1,000+ units reflect Marcus Binion's prior institutional career, not Modern Property Management's current portfolio. On-time collection is measured across MPM's current managed portfolio.
Owners tell us they felt unreasonable for being frustrated. They weren't. Here's what we hear most, and what should have been happening instead.
Most owners stay too long because they assume changing managers is a project. It's four steps, and we do three of them.
We read the termination clause and tell you your notice period and any fees. If it's a bad time to leave, we'll tell you when the good time is.
We draft the termination letter to your current manager. You sign it. That's the last piece of paperwork you touch.
Lease, ledger, deposit transfer, keys, tenant contacts, inspection records, warranty info. We chase them, not you.
Your tenant gets a proper handoff notice with new payment instructions. Rent never stops collecting.
Washington rewrote statewide rent rules in 2025, Tacoma layers two codes of its own on top, and the requirements shift again in Lakewood, Puyallup and unincorporated Pierce County. We track which rulebook attaches to each address and serve every notice with proof of service — the full city-by-city picture is on Areas We Serve.
MLS and the major rental sites, priced off real comparative market analysis. Written rental criteria disclosed to every applicant, move-in costs offered in installments, and deposits kept inside Tacoma's caps — including the 25%-of-one-month ceiling on pet damage deposits.
Credit, background, income and rental history on every applicant — run to the written standard rent protection carriers require before they'll write a policy.
Photo-documented inspections on a set schedule, with repairs run through our own licensed crew and vetted trades for specialty work.
Rent collected online and disbursed on a fixed date, with itemized monthly statements and the year-end paperwork your CPA needs.
We can't promise a perfect tenant or a code that stops changing. What we can tell you is exactly how we run, so you know what you're buying.
Every deadline that applies to your property lives on a calendar we maintain, and notices are served with proof of service. The paper trail exists before anyone asks for it.
Written criteria, disclosed to every applicant, applied identically whether the unit rented in a week or has been sitting a month. Consistency is what makes a decision defensible.
You set the dollar figure. Nothing above it gets spent without your yes. Below it, it's handled and itemized on your statement.
Your funds sit in a brokerage trust account, disbursed on a fixed date, with itemized statements in your owner portal and the year-end paperwork your CPA needs.
Screening lowers the odds of a default. It doesn't remove them. For owners who'd rather not absorb that risk personally, we can help you place a rent default policy with a third-party carrier.
Be clear on what this is: it's an insurance product from a licensed carrier, not a promise from Modern Property Management. The carrier sets eligibility, coverage and price. The premium is yours, not built into our fee — and it isn't right for every owner.
See how the program worksRules change at the city line. A duplex in Tacoma and a duplex in Puyallup are governed differently, and the notice you send in one can be void in the other. We work across Pierce and King County and track which rulebook applies to your address.
From owners and tenants we work with.
Professional, transparent, and responsive.— Kevin H.
Tenant placement was fast and stress-free.— Maria P.
Clear statements and proactive maintenance.— Daniel R.
Start onboarding whenever it suits you — even at 11pm — and we'll call within one business day to set your start date. Still deciding? Send the address and we'll come back with a rent range and an honest read on the numbers.
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