Memphis long-term
property management.
8% of collected rent. Every fee disclosed up front.
We managed our own rental portfolio for years, with our own money on the line, before we ever took on a client. We built the systems, hired the team, and learned the hard lessons first. In-house maintenance, 24/7 response, and a real office line. This is not a side operation. It is all we do.
Free, no obligation. Or call (901) 244-2911.
Occupancy that beats the Memphis market
Every occupied month is rent on the same home. Our managed portfolio runs well above the Memphis market average.
What full-service management covers
One local team for leasing, maintenance, collections, and compliance. Nothing outsourced to a call center, no third-party vendor markups buried in your statement.
In-house maintenance
Our own technicians, not subcontractors. Transparent pricing, before-and-after photos on every work order, and no $125-an-hour vendor labor or minimum service-call charges.
24/7 emergency response
A burst pipe at 2am gets a real on-staff technician, not a voicemail and a callback next week.
Tenant screening (Findigs)
Identity verification, income verification, and fraud detection on every applicant. The right resident is the whole game in long-term rentals.
Self-tour leasing (ShowMojo)
Qualified prospects can tour fast, with in-person showings available, so good homes do not sit empty waiting on a schedule.
Listing + syndication
Professional listings pushed to Zillow, Apartments.com, and every major platform, priced on a real market-rent analysis at onboarding.
Rent collection + owner pay
Online collection through AppFolio with direct deposit, monthly reconciled books, and your owner payment the next month. Full portal access.
Inspections that hold up
Move-in and move-out inspections on our own system with photo documentation. When we go to court over damages, we win.
Resident benefits + protection
TermWise deposit replacement and a Second Nature benefit package (credit building, identity protection, pest control, filter delivery) that keeps good residents longer.
Lease + renewal + eviction
Lease enforcement, renewal management, eviction coordination, and move-out debt collection, handled so you stay out of the day-to-day.
Why in-house maintenance changes the math
Most managers subcontract every repair and pass you the markup, plus a fee on top. We own the maintenance operation, so the work our own crews handle is billed at our cost. A water heater that runs about $3,500 through a typical vendor runs closer to $1,600 through ours. When a job needs a licensed specialty trade we subcontract, we show you that cost too. Transparent labor, photos on every job, no minimum service-call charge.
What in-house maintenance does to a repair bill
Water heater, supplied and installed
About $1,900 kept on a single job, billed at our cost instead of a subcontractor markup plus a coordination fee. When a job needs a licensed specialty trade, we subcontract it and show you the cost.
Who we work with
Self-managers who are over it
You are good at owning real estate. You do not want to be a property manager. Hand off the maintenance calls, the collections, and the screening and get your weekends back.
Owners switching managers
Tired of surprise maintenance invoices, slow communication, and units that sit vacant? You want transparency, a phone that gets answered, and in-house maintenance instead of contractor markups.
Out-of-state investors
You bought in Memphis because the numbers work, but you live somewhere else and need a team you can trust to protect the asset, including a full security and theft-prevention program.
What owners say
We were self-managing four properties and spending every weekend on maintenance calls and tenant issues. LPS took over and within 60 days every unit was stabilized, costs dropped, and I got my weekends back.
Our previous manager charged 10 percent and still sent us third-party maintenance bills on top. LPS charges 8 and handles nearly everything with their own crew. Our maintenance costs are down and we actually know what is happening with our properties.
I inherited a duplex and had no idea what to do with it. LPS walked me through the whole process, screened solid tenants, and set everything up through their portal. I check my statements once a month and that is it.
Common questions
What does the 8% cover, and are there other fees?
The 8% is of rent actually collected and covers ongoing management: marketing and syndication, tenant screening, rent collection, owner reporting, lease enforcement, renewals, and coordination of maintenance and evictions. Repairs our in-house crews handle are billed at our cost, with no markup on our own labor; when a job needs a licensed specialty trade we subcontract, we show you that cost. Two fees are separate and disclosed up front: a tenant-placement fee of 50% of one month’s rent when we lease the unit (most Memphis firms charge 75 to 100%), and a $195 lease-renewal fee. The annual inspection is free.
How is your maintenance cheaper?
We own the maintenance operation instead of subcontracting most of it, so the work our own crews do is billed at our cost at a transparent blended labor rate, not a subcontractor markup plus a coordination fee. A water heater that runs about $3,500 through a typical vendor runs closer to $1,600 through our team. When a job needs a licensed specialty trade, we subcontract it and show you the cost. Photos before and after on every job, and no minimum service-call charge.
Do you work with out-of-state owners?
Most of our owners do not live in Memphis. The owner portal, monthly statements, photo-documented work, and a real phone line are built so you can trust someone with your property from anywhere.
Can you manage both my long-term and short-term rentals?
Yes. One of our owners is a licensed Tennessee real estate broker (License #266717), so we can legally manage both long-term and short-term rentals under one roof.
How fast can you fill a vacancy?
We price to the home and the block at onboarding and lease through self-tour technology with in-person showings available, so a priced-right home fills as fast as the market allows. The faster it leases, the less rent you lose.
Some homes earn more as a short-term rental. See short-term management →
The 30-day no-lock-in guarantee
Start with Longstep on long-term management, and if we are not the right fit in your first 30 days, you can cancel. No penalty, no fight, no holding your doors hostage. We would rather earn your business every month than lock you into a contract that does the work for us.
The terms: cancel your long-term management agreement within your first 30 days, for any reason, with no cancellation fee. You remain responsible only for third-party costs already incurred at your direction, such as a repair you approved. Applies to long-term property management.
Get a free rent analysis
Tell us the property. We'll send what it should rent for in today's Memphis market, sourced from real comparable rentals, not a Zestimate.
Or email andrew@staywithlps.com. Free, no obligation. Brokerage License #266717.