Regional Property Manager (Dallas Portfolio – 5 properties)

    • Job Tracking ID: 512319-607659
    • Job Location: Dallas, TX
    • Job Level: Any
    • Level of Education: Any
    • Job Type: Full-Time/Regular
    • Date Updated: February 05, 2018
    • Years of Experience: Any
    • Starting Date: ASAP
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Job Description

California based Owner and Operator, Gaines Investment Trust, is providing an opportunity for an experienced Multi-family (Apartment) Regional Property Manager (RPM) for a portfolio of conventional apartment communities located in quality areas of Dallas, TX totaling 5 properties.

Gaines Investment Trust is a private Real Estate Investment Company that has been in business for over 50 years. Presently, the company has apartment communities in five different states totaling over 7,500 units, in addition it has commercial and industrial properties in various markets. GIT self manages all of its properties and does not manage for other owners.

If you:

  • Wake up counting the minutes until you get to work
  • Never see the customer as a problem or interruption
  • Thrive on sharing your knowledge and creating a better way
  • See the positive in every situation
  • Have fun and enjoy the challenges – then please learn more about Gaines Investment Trust by visiting our website at:

Experience and Skills

  • Travel to assigned properties daily is required and you must reside in Dallas Metroplex Area.
  • Multifamily “Conventional”, no tax credit or low-income housing, Regional Apartment management experience.
  • Highly developed self-starter who has organizational, multitasking and time management skills to meet deadlines, company goals and objectives, while maintaining a high level of urgency.
  • Oversees special assignments and meets tight deadlines for last minute assignments
  • Priorities will/may change at the owner’s request; mirroring urgency for meeting owner demands is essential.
  • Desire to be successful and grow professionally and open to learning new concepts and technology.  
  • Oversees the operations and maintenance of properties in their assigned portfolio.
  • Be available via phone and email to the Vice President of Operations at all times.
  • Participates in daily / weekly meetings with the Vice President of Operations.
  • Retrieves and responds to customer and employee calls daily.
  • Adhere to all Employee Handbook Guidelines.


  • Proficient computer skills required: Word, Excel, and Outlook.
  • Uses Skype, PowerPoint and other software tools when necessary.
  • Experience with Yardi Voyager, Yardi Payscan, Yardi Resident Screening, Yardi CRM and Rent Cafe software is preferred.



Conceptual Requirements

  • Has had success with previous revenue growth and expense control year over year.
  • Achieves operational objectives, budgets and identifies current and future community requirements.
  • Shall maintain competitive occupancy percentages and “actual” rents at properties as outlined in the property budgets.
  • Responsible for Budget Comparison Analysis, Delinquency Analysis, Market Survey Analysis and Variance Report Analysis.
  • Ability to create financial narrative highlighting and summarizing the performance of each property monthly for the principals of the company and recommend operational best practices.


Specific Job Duties

  • Reviews budgets and aids in the control of expenses and maximizing revenues.
  • Monitor Availability Reports and provide proactive analysis to the Vice President of Operations to better manage vacant, not ready units and vacant, not rented days vacant.
  • Monitor, manage and advise on risk management issues.
  • Shall maintain competitive occupancy percentages and “actual” rents at properties as outlined in the property budgets by setting goals and working with the Property Manager weekly.
  • Approves site expenses via Yardi Payscan and continuously looks for ways to lower operating costs and increase ROIs.
  • Analyze asset data as it relates to employee performance; to the quality of the product; to the promotional campaigns; to the pricing and how it all impacts profit.  
  • Understands and monitors portfolio submarkets to maximize revenue growth by shopping comps both on the phone and in person.
  • Identity and report ancillary income opportunities.
  • Monitor and maintain budgeted ancillary income by setting monthly goals with the Property Manager.
  • Prepares community operation reports weekly, monthly and quarterly per the direction of the Vice President of Operations.
  • Monitors delinquent accounts weekly and follows up daily with the Property Manager’s Action Plan for the goal of zero delinquency by the 10th of each month.
  • Shall maintain competitive occupancy percentages and “actual” rents at properties as outlined in the property budgets.
  • Review and approve renewal increases to meet budget goals.
  • Evaluates how leads versus leases ratio is performing at all properties in the portfolio on a daily, weekly and monthly basis to ensure proper traffic is reaching the property and the leads are converting to leases “above” industry norms. Speaks with the VP of Operations about adjustments without delay.
  • AMEX monthly expense reconciliation.

Inspections and Audits

Conceptual Requirements

  • Provide confirmation that GIT Standard Operating Procedures and expectations are in compliance at all assigned properties.
  • Evaluates and corrects deficiencies in all inspections and audit assessments.


Specific Job Duties

  • Daily/weekly asset assignments to include inspecting each property weekly and inspecting two or more vacant ready units per property for quality control.
  • Participate in property annual inspections; insurance and/or lender inspections as well as city, country or Fire Marshall inspections.
  • Resident File Audits for new move in’s and renewals; and Property Report Audits conducted weekly.
  • Monitors to verify the Lease Expiration Management program is in place and managed appropriately.
  • Audits Rentable Items; Renter’s Insurance and Waiver charges monthly to ensure compliance.  
  • Responsible for ensuring accurate data for the maintenance of property logs for Roofs; HVAC; Life Safety; MSDS Books; Pools, Light Surveys, Pest Control, Petty Cash and Key Logs.
  • Review property websites for accuracy.
  • Review work orders seven days a week for GIT compliance, risk management and employee performance.
  • Implements, and monitors programs that assure a safe facility and work environment in compliance with all appropriate regulations – Ergonomics, Emergency Response, Injury and Illness Prevention and Hazard Communications Programs.
  • Inspects offices for GIT standards; storage rooms and maintenance shops for just in time inventory, organization and appropriate storage of materials.
  • Oversees assorted capital projects and renovations within your portfolio to ensure work is done to professional standards.
  • First Report of Injury and Incident Reporting investigation and protocol is required.
  • OHSA review and inspection for compliance.

Personnel & Training

Conceptual Requirements

  • Is capable of interviewing, hiring, mentoring, counseling, training and creating and monitoring measurable goals for all employees.
  • Effectively encourages, leads, motivates and involves teams to run the business to the best of their abilities and within the guidelines of the company goals.


Specific Job Duties

  • Evaluate employee performance and provide supplemental training one on one and/or via the training courses available on the GIT proprietary Learning Management Software.
  • Understands and trains all components of the Learning Management Software platform to new hires.  
  • Conduct performance reviews per the GIT Handbook.
  • Responsible for One-on-One training with managers using the New Hire Training Checklist and oversees completion of all reports, including Payroll Time Sheets, Monthly Commission Reports, Petty Cash, Accounting Month End Checklists, Market Surveys, Variance Notes in Yardi, Yardi CRM Queue Daily Management and instructions on timely reporting for any special projects and/or email correspondences.
  • When there is an open position for a property manager, the RM is responsible for taking over as acting manager.
  • Provide conflict resolution for residents regarding initial qualifying questions, eviction status issues, move out issues and/or charges and collection questions.
  • Notify corporate of staffing needs and approve jobs ads; screen open position resumes and provide hiring recommendations. 
  • Notify the VP of Operations to receive authorization to hire new employee; notify corporate via email the applicants position, hourly or yearly rate, application and consent form once approved.
  • Inform applicants the corporate office will reach out to them to schedule a required drug test and/or physical test; perform two professional reference checks and email completed reference checks to the HR Department.
  • Inform applicants they have been selected by GIT’s team to be considered for a job opportunity; notify corporate to send the applicant an Offer Letter if the applicant states they remain interested in working with GIT; answer any questions the applicant may have about employment with GIT.
  • Place a call and welcome the new hire to the team at anytime between the Offer Letter through the Learning Management Software training start date; assist with Onboarding new employees at the property.
  • Shall conduct weekly meetings with each team in the portfolio by highlighting and engaging with each employee with high levels of communication to ward off employee dissatisfaction or operational disruptions; equally embodies good customer relations with employees, residents and vendors at all times.
  • Train and monitor Shop Reports for desired results.
  • Enhances GIT and community reputations and solves resident and employee disputes.
  • Promotes employee and resident website reviews.   


  • Competitive Salary starting at $80,000 per year plus an opportunity to earn monthly bonuses tied to financial performance.
  • Employer paid health insurance coverage up to $415.00 per employee, per month, if elected. Additional coverage’s including family coverage are available at an extra cost. 
  • Employer paid Life Insurance Coverage for each employee.
  • Optional 401K, Dental, Eye, Vision, Accidental Insurance, Critical Illness, Long Term Disability, Accidental Death and Dismemberment and Pet coverages are available to all employees at an extra cost.