Owner Services

Property Management Without the Layers.

Direct access to experienced property management professionals.
Practical guidance. Personal service.

Get Your Free Proposal
Response within 1 business day

Serving: Merced, Turlock, Modesto, Manteca, Stockton

Unhappy With Your Property Manager?

Slow responses, surprise fees, or unclear reporting? Switching is easier than you think. REPS walks you through every step in about 10 days.

  • Direct access: Reach the owner by cell, text, or email.
  • Clear costs: A flat $400 leasing fee and no renewal fees.
  • Repair oversight: We evaluate repair quotes, set your approval limit, and track every expense.
  • Clear reporting: Monthly and year-end owner reports.
Get Your Free Proposal

New or Growing Investor?

Buying your first rental or adding to your portfolio? Get straight answers from an experienced, owner-led team before you buy and as you scale.

  • Property evaluation: Realistic rents, expenses, and repair needs.
  • Rehab planning: Budget and manage improvements. Boost NOI.
  • Scalable systems: Consistent screening, leasing, and reporting across properties.
  • Direct access: Call, text, or email Gabriella at any stage.
Talk With Us About Your Next Property

Simple Pricing. A Clear Process.

No sales pitch. Tell us about your property, and we’ll send a clear proposal with your exact rate.

Pricing summary:

5-8% management fee:

Based on collected rent. Your rate depends on property type, number of units, and level of service.

$400 flat leasing fee:

Instead of the half month’s rent or more that many companies charge.

No renewal fees:

Keep a good tenant without paying extra.

How it works:

  1. Tell us about your property. Share a few details through our short form or call us directly.
  2. Get your proposal in one business day. You’ll see your exact rate and what’s included, with no pressure.
  3. We take it from here. Switching managers? Most transitions are complete in about 10 days. We walk you through every step, and rent collection and maintenance continue without interruption.
Get Your Free Proposal

Investment Property Guidance for New Owners

New to rental property? Before you buy, we help you evaluate the property, understand realistic rents and expenses, and plan for repairs and improvements. After you buy, we manage it so it performs from day one. You get straight answers from an experienced owner-led team, not a sales pitch.

Multifamily Property Management

Full-service management for multifamily and rental properties in Modesto, Stockton, Merced, Turlock, and Manteca. We handle rent collection, tenant screening, maintenance, and monthly owner reporting, with a focus on keeping your NOI strong. A flat $400 leasing fee and no renewal fees keep costs predictable.

Switching Property
Managers

Unhappy with slow responses, surprise fees, or unclear reporting? Switching is simpler than most owners expect. We walk you through every step and complete most transitions in about 10 days, so rent collection and maintenance continue without interruption.

A Better Property Management Experience.

Direct communication, practical guidance, & hands-on management.

Rent Collection & Owner Reporting

• Monthly Reporting
• Rent Collection
• Year-end Reporting
• Budget & NOI Optimization

Tenant
Screening

• Listings On 50+ sites
• Social Media Promotion
• Virtual Staging
• Professional Photos / Videos

Maintenance &
Repairs

• Credit & eviction checks
• Income verification
• Rental Reference Checks
• Customized Criteria

Leasing & Marketing

• 24 Hour Response
• Routine & Preventative
• Approval/Expense Tracking
• CapEx Strategy

TESTIMONIALS

More Testimonials
  • REPS is very responsive, professional and provides value-added customer service. They are all pleasant to work with and they resolve issues in a timely fashion. REPS Rentals’ character and integrity is of the utmost importance in their daily operation. This is clear in how they do business and is unquestionable. We have chosen Gabriella and REPS Rentals as our property management partner since our first multifamily acquisitions years ago …
    Paul C.
    Asset Aquisitions

Frequently Asked Questions

REPS management fees typically range from 5% to 8% of monthly collected rent. Larger multifamily properties generally fall toward the lower end, while single-family homes and smaller properties fall toward the higher end. Your exact rate depends on the property type, number of units, condition of the property, and level of service needed. Your fee covers rent collection, monthly owner reporting, tenant screening, 24-hour maintenance response, and year-end reporting. Our leasing fee is a flat $400, rather than the half month’s rent or more that many companies charge, and there is no renewal fee. Tell us about your property in Modesto, Merced, Turlock, Manteca, or Stockton, and you’ll receive a clear, no-pressure proposal with your exact rate within one business day.

Switching property managers is easier than most owners expect. Start by reviewing your current management agreement for its cancellation terms, which typically require written notice and may include a fee. Once you’re ready, REPS handles the transition: we gather your property records, leases, tenant information, and security deposit details, then coordinate the handoff so rent collection and maintenance continue without interruption. Your tenants stay in place, and most transitions are complete within 15 days. Contact us before you cancel, and we’ll walk you through your next steps so you don’t miss any notice requirements.

Yes. REPS is a small, owner-led company, and our clients communicate directly with Gabriella, the owner, not through departments or layers of staff. You’ll have her direct line, so you can reach her by cell phone, text, or email when you have a question or concern. Maintenance issues, tenant concerns, and decisions about your property go straight to the person responsible for the results. No call centers, no ticket systems, and no waiting to be passed along. Reach out and see the difference.

You decide the limit. Our standard approval threshold is $250 or $500, and we set it with you during onboarding based on your property and comfort level. Routine and urgent repairs under that amount are handled right away, so small issues don’t turn into bigger, costlier ones. Anything above it comes to you first with a clear explanation and a recommended solution. With our construction and rehabilitation experience, we evaluate repair quotes and scope of work so you’re not left guessing whether a recommendation makes sense. In a true emergency, such as a burst pipe, no heat, or a safety issue, we act immediately to protect the property and your tenants, then let you know. Every repair is tracked and shown in your monthly owner report, so you always see where your money went.

Every applicant goes through a comprehensive screening process: credit and eviction history, income verification, and rental reference checks, all measured against written approval criteria applied consistently to every applicant. Careful screening is the best protection against late payments, but if a tenant does fall behind, we act quickly. We follow up promptly, issue the required notices, and keep you informed at every step. If the situation can’t be resolved, we develop a clear strategy for your property and work alongside experienced eviction attorneys to carry it out in compliance with California law. Our team has handled a wide range of delinquency and eviction scenarios, and that experience, along with a strong working knowledge of California landlord-tenant law, helps us avoid costly mistakes and get your property re-rented as soon as possible.

Property Improvements & Rehabilitation

Your Property Deserves More Than Routine Management.

From individual unit renovations to complete multifamily property transformations, REPS manages the full scope of rehabilitation projects. We oversee planning, budgeting, contractor coordination, scheduling, quality control, and completion. Our hands-on approach keeps projects organized, costs accountable, and improvements aligned with each owner’s investment goals.

Whether you’re looking for new management, addressing ongoing challenges, or planning improvements, we can help you evaluate your options and determine the next steps.

  • Whether You Need a Proposal or Just Have Questions… We’re here to help.

    Tell us about your property, and we’ll prepare a transparent management proposal or answer your questions about rental property ownership and management.
    Gabriella Fierro
    Owner – Real Estate Property Services
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