Episode 162: All Things Property Management with Evernest’s Spencer Sutton
Summary
Today’s episode is all about property managers! One of the biggest questions I see on social media in the landlord forums is about property managers. How to decide if you need one, if you do need one, how to hire one, and then what do you do if you need to have an awkward conversation if your PM is not performing. Even more awkward, what happens if your PM fires YOU? Listen is as Spencer Sutton from Evernest Property Management answers all things for PMs and self-managing landlords.
Listen to the full episode :
This Week’s Blog Post:
Why Property Management Matters
Hi friends! I’m Dr. Jen, and in this episode of My Life as a Landlord, I sat down with Spencer Sutton from Evernest to talk about everything property management. One of the questions I hear most often is whether landlords should hire a property manager, and if so, how to choose one. Spencer and I dove into what good property management looks like, the pitfalls to avoid, and how both landlords and managers can build better partnerships.
From Investor to Evernest Leader
Spencer shared his journey from being a self-managing landlord in Birmingham, Alabama, to eventually joining Evernest in 2014. He originally handed over his rental portfolio to Evernest after struggling with tenant screening and turnovers. That experience gave him a firsthand understanding of what investors need. Today, Evernest operates in 50 markets across the U.S., managing more than 20,000 properties. Spencer now leads their marketing team, using his investor background to speak directly to landlords and reluctant or accidental landlords.
Setting Expectations from the Start
One of the biggest takeaways from our conversation was the importance of setting clear expectations. Spencer explained that many new landlords don’t know what to ask in that first call with a property manager. He encourages transparency about the property’s age, expected maintenance, and resident profile. If an owner expects to approve every $100 repair, they’re probably not a good fit for a property manager. Trust is the foundation, and without it, delays hurt both residents and owners. As Spencer put it, communication and execution are the two keys to great property management.
Accidental Landlords and Undercapitalized Investors
We also explored how Evernest works with accidental landlords who inherit properties and with new investors buying on shoestring budgets. Spencer warned that undercapitalized owners often face painful lessons when vacancies, repairs, or capital expenses pile up. He’s even advised investors to walk away from deals that would have set them up for failure. His advice was clear: treat real estate like a business. It’s not mailbox money, and even with a property manager, owners must stay engaged.
When Property Managers Fire Clients
Finally, we discussed a surprising but important point—sometimes property managers fire their clients. Owners who are overly controlling, mistrustful, or financially unprepared can be more trouble than they’re worth. Good managers want long-term resident retention, strong relationships, and clients who understand the realities of owning rental property. For landlords, this means taking an honest look at your own expectations and choosing a manager you trust.
This episode was recorded while I was on the road. Why? Because real estate takes you places. Where do you want real estate to take you? Join me next week for Episode 163, where we’ll dive into another side of landlord life.