Evernest Property Management Show

In this episode, Spencer Sutton shares a detailed roadmap to institutionalize your real estate investor clients and set yourself apart as a growth-focused industry asset. You'll Learn: How to help your clients form a portfolio-based investment strategy to amplify their efforts (and their need for your services) Why a good rehab based on market data and comps is worth the time and money How to uplevel your strategic mindset to become an invaluable consultant The easiest way to lose your clients (and how to retain your contracts) How institutions approach maintenance to reduce churn Why thinking relationally is the secret to growing your property management business =================================== Connect with Matt, Spencer, and Gray at Evernest: Evernest.co Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, Evernest's Director of Leasing, Brett Drevlow, joins Spencer Sutton and Matthew Whitaker for an in-depth conversation on what's required to lease rental properties in 2025. Brett highlights the importance of overcoming tenant objections, building trust, and using data-driven pricing strategies. His leasing team handles ~350-400 move-ins monthly, communicating mainly via phone and strategically handing off leads through stages from contact center to underwriting and move-in coordination. He emphasizes thorough tenant screening to combat fraud, which ranges from 7-12% of applications, and the need for consistent communication with property managers to inform owners about market trends and pricing adjustments. This discussion underscores leasing as both an art and a science requiring competent, empathetic management to secure quality tenants and protect owner investments. You'll Learn: How to work around the limitations that common comp software misses Why having a pool or a huge yard doesn't mean your property will rent What to do when faced with the most common objections potential renters have The secret to unlocking consistent leases The technology Evernest leverages to maximize its leasing process =================================== Connect with Matt, Spencer, and Gray at Evernest: Evernest.co Guest: Brett Drevlow, Evernest's Director of Leasing Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode, Spencer and Matthew sit down with longtime friend and property management veteran Bryan Jenkins, now President of Gentone Property Management. Bryan brings more than 25 years of experience in the industry, from his early days managing corporate housing for Honda executives in Birmingham to building and selling a regional property management company, leading institutional operations at PURE, and now expanding Genstone’s multi-service real estate ecosystem. Bryan shares his journey, lessons learned from different market cycles, and why he believes relationships will always be at the heart of property management—even as technology and AI transform the industry. The conversation covers everything from institutional investors and build-to-rent to the boutique operator’s future, remote team members, and how AI could reshape the role of property managers. What You’ll Learn in This Episode: How Bryan accidentally fell into property management after leaving the military. The early corporate housing boom in Birmingham and how it fueled business growth. Why diversification into C-class and Section 8 housing became essential. Lessons learned managing through the 2008 housing crisis and institutional cycles. The story behind selling his company to PURE and transitioning into institutional management. How Genstone Property Management integrates property services, construction, insurance, and more under one roof. The challenges and opportunities of managing across multiple states and markets. How AI is beginning to impact property management operations and where it might go next. Why boutique property managers and large-scale operators will both thrive, while the “middle” may struggle. Why, even with AI and technology, property management will always be about relationships. Memorable Quotes: “I’m a relationship guy, so it’s always about relationships. At the and of the day, our business is still about relationships and I don’t think any amount of technology is gonna change that.” “It’s always best to be the second property manager, not the first.” “AI may change the way we operate, but it won’t replace the need for trust and communication.” =================================== Connect with Matt, Spencer, and Gray at Evernest: Evernest.co Guest: Bryan Jenkins, President of Gentone Property Management Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, host Spencer Sutton interviews Jeremy Tallman and Scott Hallberg of T&H Realty Services to learn how these brothers-in-law have kept their rental property owner churn below 15% while managing 1,200 doors. Looking for one-stop shop property management services in Indiana? Get in touch with T&H Realty Services today. You'll learn: Why churn has become such a big problem in the industry How prioritizing the renewal process has expanded T&H Realty Services' opportunities The secret to retaining owners (hint: refocusing on relationships is key!) How educating property owners on the market and maintenance costs retains business =================================== Connect with Matt, Spencer, and Gray at Evernest: Evernest.co Guests: Jeremy Tallman and Scott Hallberg of T&H Realty Services Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode, Spencer Sutton reveals the six brutal truths that he's learned from growing teams so that you can avoid making critical leadership mistakes that could destroy your property management business. You'll learn: Why you're the hardest direct report to manage What the Circle of Insanity is - and how to regain control How to develop discipline Why lifting up the rock and looking at the squiggly things sets your team up for success The understated power of leading with your vision first How culture makes or breaks your business' longevity =================================== Connect with Matt, Spencer, and Gray at Evernest: Evernest.co Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

Matthew and Gray sit down with Ray Hespen (Property Meld) to unpack why, in today’s market, maintenance execution is one of the biggest levers for NOI. Ray shares fresh data showing how specific maintenance behaviors statistically change renewal rates, why the first 90 days are make-or-break, and how coordinators armed with benchmarks can talk to owners with confidence. We hit alignment of PM/owner incentives, proactive budgeting, and where insurance + AI are taking maintenance next. What you’ll learn: Why post-2021 conditions make leasing + maintenance the profit center, not an afterthought. New data: a certain maintenance ops style can measurably lift renewal rates. First 90 days = landmines: failures in HVAC, water, and hot water can spike churn risk ~90%. How communication volume & satisfaction correlate to renewals (over- and under-comm can both hurt). Using data to set realistic NTEs and keep owner trust (no wild estimates). A simple way to budget maintenance so owners expect the spend (and stop feeling “surprised”). Turning a 60-day coordinator into a 20-year vet with benchmarks, history, and vendor fit. The case for aligning incentives around NOI (not just service volume). Why resident quality and past care of a home should influence expectations—and maybe pricing. A peek at insurance-style maintenance and portfolio-level risk in the next 5 years. =================================== Connect with Matt, Spencer, and Gray at Evernest: Evernest.co Guest: Ray Hespen of Property Meld Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, CEO of ProfitCoach Brad Johnson returns to share industry secrets that every property manager should know. Have additional questions? Reach out to Profit Coach on their website or Brad on LinkedIn. You'll Learn: The two most difficult transitions all PMs face when trying to scale How to avoid becoming a business bottleneck Why a gradual transition from being hands-on with every owner to passing issues to your employees works best The importance of uniformity across your property management agreements (PMAs) Plus: Who your first hire should be based on your skillset What people looking for freedom of time and money should do next =================================== Connect with Matt and Spencer at Evernest: Evernest.co Guest: Brad Johnson, CEO of ProfitCoach Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode, Evernest heavyweights Matthew Whitaker, Spencer Sutton, and Gray Hall discuss the biggest lessons they’ve learned from acquiring more than 30 companies. From unexpected challenges during integration to building the right team and managing owner expectations, this conversation dives deep into what it really takes to grow a business through acquisition. You'll Learn: Why an acquisition can feel less exciting and more like buying work -  and why it's still worthwhile How building trust with owners can be easy if  you're strategic about it What level of business density best empowers success in a new market The importance of creating a dedicated acquisition team Plus: The biggest challenges when working with new rental property owners post-acquisition What to expect when buying a small business and how that impacts employees =================================== Connect with Matt and Spencer at Evernest: Evernest.co Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, hosts Spencer Sutton and Matthew Whitaker chat with Brad Johnson, CEO of Profit Coach. Their conversation delves into the importance of having a solid financial foundation for property management companies, exploring financial performance, revenue generation, and the significance of ancillary services. Brad shares his unique journey into property management, emphasizing the need for clarity in financial goals and the common pitfalls many property managers face. Reach out to Profit Coach on their website or Brad on LinkedIn. You'll Learn: Why the bottom 10% of clients often drain your resources How to focus on value creation to build trust with clients You can have a profitable business with fewer doors How to get ready to sell your business to maximize profits Plus:  How ancillary services can significantly boost revenue What questions you must be able to answer to make the most of selling your property management business =================================== Connect with Matt and Spencer at Evernest: Evernest.co Guest: Brad Johnson, CEO of Profit Coach Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, Todd Reid reveals how the 2008 financial crash wiped out his financing, forced mass layoffs, and pushed him into full-time property management. He reveals exactly how he rebuilt from survival mode to a 470-door property management portfolio with actionable steps that any aspiring wealth-builder could follow. Reach out to Todd on LinkedIn or Facebook. You'll learn: How Todd turned a catastrophic bank failure into a thriving business What Todd and Spencer would have done way earlier to make their property management businesses succeed sooner The difference between the adrenaline of finding new deals and the grind of property management + recurring revenue How Todd turned a catastrophic bank failure into a thriving business - and what you can do to get all the glory with less strife and struggle Plus: The importance of community and how it's unlocked opportunities for Spencer and Todd alike Why reaching 1,000 doors no longer appeals to Todd (and what he's focused on instead) =================================== Connect with Matt and Spencer at Evernest: Evernest.co Guest: Todd Reid | Reach out to Todd on LinkedIn or Facebook Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

Most property managers think their trust accounts are set up correctly, but many are completely wrong - and that can lead to devastating consequences. In this episode of The Evernest Property Management Show, Marshall Fulton from Enterprise Bank breaks down the truth about trust accounts, FDIC insurance, and so much more. Contact Marshall on his LinkedIn or by emailing mfulton@enterprisebank.com. You'll learn: The two questions every property manager should ask their banker to avoid disaster down the line The most common mistake property managers make (and what to do instead) How property managers within HOAs should approach banks to maximize success Which popular software can handle both property management and HOA needs The one thing the best operators do to scale their business   Plus: Why bankers try to keep HOA members out of their software How private equity impacts acquisitions, sales, and purchases in the property management industry =================================== Connect with Matt and Spencer at Evernest: Evernest.co Guest: Marshall Fulton, Enterprise Bank Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.  

In this episode of The Evernest Property Management Show, property management owner Trent Ratliff tells host Spencer Sutton how he scaled from 200 to 1,000 doors across Atlanta and Montgomery. You'll discover: How Trent accidentally found himself contributing to the 2008 market crash The one decision that changed Trent's life and led to 1,000 doors owned The type of investors that fueled these industry vets' growth pattern The impact of tariffs on the property management industry Why most property managers get stuck between 400-600 doors (and how to overcome) How Trent leveraged virtual assistance to scale his business The importance of creating a positive work environment to promote growth Why Trent focuses on long-term relationships The need for engaging in your local property management group Plus: Experts' predictions on AI and the property management industry How the "make it right, make it count, make it meaningful" mindset has fueled Trent's business success Why industry-specific coaches are like chiropractors =================================== Connect with Matt and Spencer at Evernest: Evernest.co Guest: Trent Ratliff Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.  

In this episode of The Evernest Property Management Show, Spencer Sutton sits down with Courtney Parks, Principal Broker & Director of Operations, Allegiance Property Management, to dive into: How Courtney fell into property management and rose to lead her company What it means to suddenly be the one setting the vision and culture—even when it’s not “your” company Why property management desperately needs better PR—and how Courtney is working to elevate the industry The painful (and hilarious) story of the time she accidentally put a new roof on the wrong house—and what it taught her about systems and leadership What makes a great property manager (hint: it’s not what you think) The challenge of balancing empathy with boundaries when dealing with owners, residents, and vendors Why Google reviews and word-of-mouth still rule—and how she wins them over one touchpoint at a time How to grow leaders inside your company—even if you’re still figuring it out yourself The turning point when she realized it was time to define a mission, core values, and build culture intentionally =================================== Connect with Matt and Spencer at Evernest: Evernest.co Guest: Courtney Parks, Principal Broker & Director of Operations, Allegiance Property Management | Meet Courtney on LinkedIn Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, Spencer and Matthew sit down with longtime friend and recruiter, Dylan Scroggins — Founder of Kalmar Group and property management’s unofficial headhunter. They cover: Why your “founder story” doesn’t matter to an A-player (and what does) The #1 role property managers get wrong when hiring  When it’s time to stop hiring from your network and start hiring like a pro The Grinder: a brutal but brilliant interview technique that exposes true talent Why most PMs think they need a “director” before they actually do What great storytelling has to do with great recruiting How to hire someone that makes you nervous (in the best way possible) The mistake of confusing “good at lunch” with “good at the job” How Nick Saban built a dynasty using recruiting as his superpower — and how PM owners can do the same A step-by-step hiring process for teams under 500 doors (including the exact order of interviews) Plus: A hilarious origin story of the term “The Grinder” Spencer and Matthew’s keys to finding, landing, and keeping A-players Dylan’s worst reason to hire someone — and it’s one most PMs fall for =================================== Connect with Matt and Spencer at Evernest: Evernest.co Guest: Dylan Scroggins, Founder of Kalmar Group | Meet Dylan on LinkedIn Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

What does it really take to build and lead a high-performing property management sales team? In this candid and highly practical episode, Spencer sits down with Evernest’s Director of Sales, Hunter Terryn, to pull back the curtain on what makes a killer Business Development Manager (BDM). From early-stage training and culture-fit assessments to playbooks, referral strategies, and what to do when a top performer becomes a liability—this conversation is a masterclass in sales leadership for property management companies. Whether you’re a solo operator, a sales leader, or a BDM in the trenches, this episode delivers straight talk and actionable tactics you won’t find anywhere else. =================================== Connect with Matt and Spencer at Evernest: Evernest.co Guest: Hunter Terryn, Evernest’s Director of Sales Link: The Challenger Sale  – Book mentioned on rogue sales archetypes Link: The Book on Rental Property Investing by Brandon Turner – Required reading for Evernest BDMs Link: WHO Interview Method – Used to screen all sales hires Link: Lead Simple – CRM mentioned for call recordings and pipeline tracking Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode, Spencer and Matthew pull back the curtain on over a decade of hiring, coaching, and managing salespeople in the property management space. With insights from interviewing hundreds (and hiring over 50!) BDMs, they break down the 8 defining characteristics of top performers—from personality profiles and follow-up discipline to local market mastery and brand representation. Whether you're hiring your first salesperson or leading a growing team, this episode is packed with actionable wisdom to help you build a sales engine that drives long-term growth.   =================================== Connect with Matt and Spencer at Evernest: Evernest.co Link: Connect with Evernest Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!) Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

Thinking about selling your property management business? Whether you're looking to retire, reduce stress, or cash out at the right time, this episode breaks down what you need to know about selling in today’s market. Spencer and Matthew take you behind the scenes of Evernest’s acquisition strategy and what they look for, red flags that kill deals, and how to position your company for maximum value. Plus, they offer rare insight into the macro market shifts impacting prices, capital access, and why density = profitability in 2025. If you’re planning to sell now or 5 years from now, this is a must-listen masterclass in real-world M&A strategy.   What You’ll Learn in This Episode: ✅ How the M&A landscape has shifted since 2021—and what that means for valuations✅ Why so many property management companies are stuck in a “slog” right now✅ The #1 thing that drives profitability in a market =✅ Red flags that will make Evernest walk away from a deal✅ The 3 P’s of every sale: Price, People, and Process✅ How to increase your company’s value before selling (even 3–5 years out)✅ Why seller financing is becoming more common in this tight capital market✅ What makes a market or portfolio attractive—and what makes us pass✅ The importance of removing yourself from the center of your business =================================== Connect with Matt and Spencer at Evernest: Evernest.co Link: Connect with Evernest Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

After a short hiatus, The Evernest Property Management Show is back with a brand-new studio and a renewed focus on giving you actionable insights to grow your property management business the right way. In this episode, we get into one of the most difficult things ambitious property managers can do: Scaling a property management company while avoiding the dangerous landmines. Drawing from our experience growing Evernest from 30 to over 20,000 doors, we'll unpack the 7 most common mistakes PMs make when trying to scale. Whether you're just starting your PM company or managing hundreds of doors, this episode is packed with real stories, hard-earned wisdom, and a few laughs along the way. Bonus: Spencer announces a new investor-focused podcast (and casually fires Matthew on-air 👀). =================================== Connect with Matt and Spencer at Evernest: Evernest.co Links & Resources: Connect with Evernest Related Episode: Poplar Acquisition Breakdown Book mentioned: The Hard Thing About Hard Things by Ben Horowitz Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this bonus episode of the Evernest Property Management Show, we reflect on the ambitious journey from setting a seemingly impossible goal of 25,000 doors to nearly achieving it, with 23,000 doors under management by December 2024. We also reveal our most recent Poplar Homes and Picket acquisitions, the importance of building relationships in a close-knit industry, and our challenges in the journey.  We share insights on setting and pursuing big goals, the evolving role of technology, and our future target of managing 250,000 doors.  =================================== Connect with Matt and Spencer at Evernest: Evernest.co Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.

In this episode of the Evernest Property Management Show, we discuss the company's journey through 2022 and 2023, focusing on the challenges and strategies implemented to optimize the business during a plateau. We dig into the benefits of having great people over processes and discuss our efforts to raise capital, adapt to market disruptions, and rethink our growth strategy.  We also discuss the development of our proprietary software, 'OPEn', to improve operational efficiencies. We also reflect on long-term vision and the importance of communication and patience during plateauing growth, preparing the team for future opportunities and significant acquisitions in late 2023. =================================== Connect with Matt and Spencer at Evernest: Evernest.co Visit the Podcast Website: Evernest.co/podcasts Email the Show: podcast@evernest.co =================================== Production House: Flint Stone Media Copyright of Evernest 2025.