Thinking about managing your own rental property? You're not alone—many investors choose to self-manage to keep expenses low, stay involved, and build hands-on experience. While self-management can be rewarding, it also comes with responsibilities that shouldn’t be underestimated.
Here are some practical, proven tips to help you succeed if you're planning to manage your own rental property in South Central Pennsylvania or North Central Maryland.
1. Know the Laws (Really Well)
Before you hand over the keys to a tenant, make sure you understand federal, state, and local landlord-tenant laws—including:
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Fair Housing regulations
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Security deposit limits and return timelines
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Proper notice for entry or lease termination
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Eviction procedures and timelines
📝 Pro tip: Always use a lease agreement that’s compliant with your state’s laws—don’t just download a generic one from the internet.
2. Screen Tenants Thoroughly
Your tenant can make or break your experience as a landlord. Avoid costly evictions or property damage by putting in the work upfront:
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Use a rental application that authorizes background and credit checks.
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Verify income and employment (aim for at least 3x monthly rent).
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Contact previous landlords for honest feedback.
✅ Consistent, documented criteria help protect you legally and help ensure better long-term tenants.
3. Set Clear Expectations in Writing
Good communication starts with a strong lease and clear house rules. Your lease should include:
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Rent amount and due date
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Maintenance responsibilities
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Penalties for late rent
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Guest policies
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Pet rules
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Rules for snow removal, trash day, etc. (if applicable)
👀 Tip: Review lease terms with your tenant before move-in to avoid “I didn’t know” surprises later.
4. Document Everything
From the first showing to the final walk-through, keep records of:
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Photos and videos of the property before move-in
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All maintenance requests (date, issue, resolution)
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Rent payments and any late fees
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Communications with tenants (text, email, phone logs)
📂 Digital folders or property management software can help you stay organized and protect yourself if legal issues arise.
5. Make Rent Collection Foolproof
Avoid chasing down payments by using automated rent collection tools like:
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Apartments.com (free for landlords)
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Avail
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RentRedi
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Zelle or ACH bank transfers
Encourage on-time payments by making it easy for tenants—and enforce late fees when needed to establish consistency.
6. Have a Reliable Maintenance Plan
Tenants expect prompt responses when something breaks. Create a system for:
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Handling emergency repairs (flooding, heat out in winter, etc.)
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Routine maintenance (filters, gutters, landscaping)
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Finding trustworthy contractors or handymen
🛠️ Build a local vendor list now before you need it—plumbers, electricians, HVAC techs, and appliance repair pros.
7. Treat It Like a Business
Your rental isn’t a side hustle—it’s a real investment. Track:
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Income and expenses
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Depreciation
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Mileage (for property visits)
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Repairs and capital improvements
💰 Consult a CPA familiar with real estate tax deductions and depreciation strategies. Self-managing can save you money, but only if you handle it professionally.
8. Have an Exit Strategy
Life changes. If managing tenants starts taking too much time or stress, know when to hand it off. Property management companies typically charge 8–12% of monthly rent, but they take care of everything from marketing to midnight maintenance calls.
👋 It's not failure—it's smart delegation.
Final Thoughts
Self-managing real estate can be highly rewarding—but only if you're prepared, organized, and proactive. Start with one property, build your systems, and don’t hesitate to ask for help when needed. If you ever decide to scale up or outsource, the experience you gain will still make you a better investor.
Have questions about getting started with rental property investing in PA or MD? I can help.
📍 Katelyn Mayer, REALTOR®
Serving South Central PA & North Central MD
📧 katelynm359@gmail.com | 📱 717-446-1640
🌐 kmayer.ironvalleyrealestate.com
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