The Stacey Salyer Show: Buying & Selling Property Management Companies

In this episode, I’m thrilled to be joined by Liz Faircloth, co-founder of InvestHer, a powerful community and network for women in real estate. Liz and I dive into how InvestHer has built an inclusive space for women investors to learn, collaborate, and grow their wealth on their own terms. We discuss the upcoming InvestHer Conference, a space where women aren’t just attendees — they’re the ones leading, teaching, and sharing strategies for building wealth. Liz shares her journey from multifamily investor to creating a thriving community for women in real estate, and how her approach to networking and support is changing the industry. If you're a woman interested in real estate investing or looking to up-level your portfolio, this conversation is packed with actionable insights and inspiration. In This Episode✔️ How Liz transitioned from working in social work to real estate investing✔️ The mission behind InvestHer and how it’s supporting women in real estate✔️ Why the InvestHer community isn’t just a conference — it’s an experience✔️ The differences between male-dominated events and women-focused gatherings✔️ How to network with intention and build meaningful, long-term relationships✔️ What to expect from the upcoming InvestHer Conference in June✔️ Why Liz believes there is no one “right” way to invest in real estate✔️ The importance of mindset and knowing your North Star in business and investing More About LizWhile studying to become a social worker, Liz was introduced to Rich Dad Poor Dad and that’s when the trajectory of her life changed. After a year of taking countless classes at a local REIA, analyzing hundreds of deals, and getting a ton of “no’s”, she and her now husband purchased their first investment property which was a duplex outside of Philadelphia. Today, their team owns and manages millions of dollars of real estate. She has learned a ton of lessons. But most importantly, she discovered how complicated – and essential – it is for women to have the tools they need to successfully balance their lives as women, wives, moms, and entrepreneurs. That’s why they created their InvestHER® Website: https://therealestateinvesther.com/Yes, InvestHER CON: https://investhercon.therealestateinvesther.com/Free tool: https://share.hsforms.com/1eCB-EP6zRs6bXCHNVlDI5wdi2j2 Connect With StaceyWebsite: https://www.staceysalyer.com/Facebook: https://www.facebook.com/the.stacey.salyer/Instagram: https://www.instagram.com/stacey.salyer/LinkedIn: https://www.linkedin.com/in/stacey-salyer-39254012

In this episode, I’m joined by Monica Gilroy, a nationally recognized attorney who specializes in property management and acquisitions. Monica and I break down why having the right attorney involved when buying a property management company isn’t just helpful — it’s essential. We talk about the mistakes we see buyers and sellers make when attorneys are brought in too late (or not at all), how contracts and structure can make or break a deal, and why acquisitions need to be approached like a chess game, not a sprint. If you’ve ever thought “I’ll just get a lawyer to paper this at the end,” this episode is for you. This conversation is especially important for operators who are stepping into an acquirer mindset and want to protect themselves, their teams, and their future growth. In This Episode✔️ When an attorney should be involved in a property management acquisition✔️ Why buying contracts is often cleaner than buying an entire company✔️ The dangers of skipping NDAs, LOIs, and proper deal structure✔️ Common legal mistakes buyers and sellers make in the early stages✔️ How assignability clauses impact the value of a PMC✔️ Why clawbacks, employment agreements, and liabilities must be clearly defined✔️ The emotional and operational risks of rushing a deal✔️ How sellers should prepare well before they’re ready to exit More About MonicaMonica Gilroy is a nationally recognized attorney with more than 30 years of legal experience and a deep specialization in property management and acquisitions. With a practice that spans single-family property management companies of all sizes from small owner-operators to large institutional firms, Monica Gilroy advises clients on acquisitions, contract structure, assignability, employment agreements, fair housing, and regulatory compliance. Known for her practical, business-minded approach, Monica helps buyers and sellers navigate the legal complexities of acquisitions early and strategically, ensuring deals are structured to protect value, reduce risk, and support long-term success. PM University: https://pmuniversity.com/ Connect With StaceyWebsite: https://www.staceysalyer.com/Facebook: https://www.facebook.com/the.stacey.salyer/Instagram: https://www.instagram.com/stacey.salyer/LinkedIn: https://www.linkedin.com/in/stacey-salyer-39254012

This episode is a little different. Instead of talking strictly about contracts, lending, or valuation, I’m talking about mindset. Specifically, I’m talking about the Chinese Lunar New Year and what the Year of the Fire Horse represents for you as a leader. In our industry, we are incredibly operations-focused. Benchmarks. SOPs. SaaS tools. Systems. And don’t get me wrong — I love a great SOP. Operations can make or break your business. But what happens when your operations are solid? What happens when you’ve built the foundation, the team, and the structure — and now you feel called to grow? This episode is about that moment. The Year of the Fire Horse only comes every 60 years. It represents power, speed, momentum, and focused energy. And if you are an operationally strong leader, this may be the year you stop thinking like an operator and start thinking like an acquirer. In This Episode✔️ What the Year of the Fire Horse represents and why it matters in business✔️ How last year’s “shedding” (Year of the Wood Snake) creates space for growth✔️ Why operations are essential — but not the end goal✔️ The difference between growing door-by-door and growing through acquisition✔️ How one conversation changed the trajectory of my business✔️ Why you must give yourself permission to think bigger✔️ The power of shifting from operator mindset to acquirer mindset✔️ Why people — not just processes — are what truly grow your business Connect With StaceyWebsite: https://www.staceysalyer.com/Facebook: https://www.facebook.com/the.stacey.salyer/Instagram: https://www.instagram.com/stacey.salyer/LinkedIn: https://www.linkedin.com/in/stacey-salyer-39254012

In this episode, I’m joined by Jordan Coleman from Live Oak Bank, one of the few lenders in the country who truly understands property management acquisitions. Jordan and I dig into what actually matters when it comes to financing the purchase of a property management company — and what most buyers and sellers don’t realize until it’s too late. We talk candidly about how lenders evaluate property management businesses, the biggest red flags Jordan sees on the lending side, and how to set yourself up to be a strong buyer long before a deal is on the table. Whether you’re thinking about buying your first portfolio or preparing your business for an eventual exit, this conversation will give you clarity around the money side of acquisitions. This episode is for property management owners who want to grow through acquisition but feel unsure about financing, risk, or how lenders really think. In This Episode✔️ When to bring a lender into the acquisition conversation (hint: earlier than you think)✔️ What lenders look for when financing property management acquisitions✔️ Why cash flow matters more than purchase price or multiples✔️ The biggest red flags lenders see, including owner concentration and geography✔️ How seller financing and bank financing can work together in one deal✔️ What buyers and sellers often misunderstand about tax returns and financials✔️ Why every acquisition is different and why “average multiples” can be misleading✔️ How working capital and refinancing can support long-term growth More About JordanJordan Coleman is a commercial lending specialist with Live Oak Bank, where she focuses on financing growth for property management companies. With deep expertise in acquisition lending, refinancing seller notes, and working capital strategy, Jordan partners with buyers and owners to help them scale sustainably through smart capital decisions. She works closely with property management leaders across the country to evaluate cash flow, assess acquisition risk, and structure financing that supports long-term profitability, making her a trusted resource for owners looking to grow through acquisition or prepare their businesses for a successful exit. Email: jordan.coleman@liveoak.bankWebsite: https://www.liveoak.bank/business-loans/property-management/Connect With StaceyWebsite: https://www.staceysalyer.com/Facebook: https://www.facebook.com/the.stacey.salyer/Instagram: https://www.instagram.com/stacey.salyer/LinkedIn: https://www.linkedin.com/in/stacey-salyer-39254012

Acquisitions don’t fall apart because of price. They fall apart because of what happens after the LOI. In this episode, I sit down with Patrick Hurley to break down acquisitions from a broker’s point of view — what actually determines whether a deal closes, stalls, or quietly dies in the messy middle. Patrick is a property-management-only business broker and a current PM company owner, which means this conversation stays grounded in real transactions, not theory. We talk candidly about what brokers really look for, how sellers unknowingly sabotage their own exits, why buyer readiness matters more than enthusiasm, and where deals tend to unravel before anyone realizes what’s happening. This is a practical conversation about exposure vs off-market deals, valuation reality, deal structure, retention clauses, financing readiness, and the operational details that quietly carry the most risk. In This Episode Patrick and I talk about: What brokers actually do in PM acquisitions and why representation changes outcomes Why “What’s my company worth?” is the wrong first question for sellers What makes a PM business sellable long before it ever goes to market Why serious buyers must be pre-qualified and how brokers assess readiness The real differences between off-market and brokered deals Common deal-breakers like clawbacks, employee retention clauses, and contract assignability Asset sales vs stock purchases and how risk shifts for buyers and sellers How buyers increase revenue per door without relying on fee increases A critical insurance protection operators should implement now, not later Key Takeaways There is no “standard” PM acquisition — every deal has moving parts. Clean financials and operational clarity create leverage, not just higher multiples. Sellers can’t expect to get paid for future improvements they never implemented. Buyers who come in combative or unprepared usually create bad deals and bad integrations. The strongest operators plan for transition early, even if they are not selling soon. More About PatrickWith more than two decades in real estate and property management, Patrick brings an operator-first perspective shaped by building, acquiring, and operating property management companies, along with real estate brokerages and a property & casualty insurance agency. That firsthand experience positions him to work specifically with property management-focused mergers and acquisitions, helping owners think clearly about growth, succession, and successful exits. He’s known for a straightforward approach, industry specific experience and a strong emphasis on professionalism, execution, and long-term value creation PM Broker Group: www.PMBrokerGroup.com VIP Buyer Sign Up: https://pmbrokergroup.com/vip-buyer-signup Connect With StaceyWebsite: https://www.staceysalyer.com/Facebook: https://www.facebook.com/the.stacey.salyer/Instagram: https://www.instagram.com/stacey.salyer/LinkedIn: https://www.linkedin.com/in/stacey-salyer-39254012

In this very first episode, I’m sharing why the traditional method of growing door by door is broken, and how property management leaders can break free from the exhausting hustle by acquiring businesses instead. I’ll walk you through the mindset shift I made—from being an operator to becoming an acquirer—and share the strategies that completely changed the trajectory of my business and career. If you’re tired of chasing growth month-to-month and looking for a more strategic, sustainable way to expand, this episode is for you. What You’ll Learn in This Episode:✔️ Why growing door-by-door is no longer the best way to scale your property management business✔️ How my shift from operator to acquirer completely transformed my career and business✔️ The power of acquisitions in business growth and how to do it without millions in startup funds✔️ How to find businesses ready for acquisition and evaluate the risks✔️ The importance of strategic integration after acquiring properties or businesses✔️ All about my Built to Acquire program and how it can help you transition from operator to acquirer Timestamps:00:00 Introduction: Why Growing Door by Door is Broken00:18 Welcome to the Stacey Salyer Show01:10 The Real Issue: Time to Start Acquiring01:25 Stacey's Journey: From Property Manager to Acquisition Strategist02:00 Key Points of Today's Episode02:31 The Industry Problem: Traditional Growth Methods05:55 A Life-Changing Conversation in 201907:17 The Acquisition That Changed Everything08:18 From Operator to CEO: Scaling the Business10:49 Built to Acquire: Stacey's Program13:24 What to Expect from the Stacey Salyer Show15:28 Closing Thoughts: Get Off the Hamster Wheel of Growth16:00 Subscribe and Share: The Only Acquisition Expertise in the Space From Today's Episode:Grab your free copy of The Acquisition Readiness Checklist: https://www.staceysalyer.com/opt-in-ac391e28-4bc2-430a-b2d1-c3223ffe0795 Connect With Stacey:Website: https://www.staceysalyer.com/Facebook: https://www.facebook.com/the.stacey.salyer/Instagram: https://www.instagram.com/stacey.salyer/LinkedIn: https://www.linkedin.com/in/stacey-salyer-39254012