Commercial mowing on a single-family rental property
Property Management

Lawn care built for scattered-site rental portfolios.

Per-property pricing, one invoice per property each month, fast adds and drops as your portfolio flexes. Currently maintaining 41 rentals across two active property management portfolios in Cincinnati and Northern Kentucky.

Request a Portfolio Quote(513) 214-5789
41
Rentals on cycle
2
Active PM portfolios
30 days
Notice to drop a property
1
Point of contact per portfolio
Why Scattered-Site PM Is Different

A flat per-portfolio fee makes good properties pay for bad ones

A 50-property rental portfolio spans 0.05-acre downtown lots and 1-acre suburban yards on the same contract. A flat per-portfolio fee charges your tenants and owners the same regardless. Your accounting team can't allocate it, your owners can't audit it, and you lose the leverage to drop the ugly properties when they sell.

Per-property pricing fixes all three. Every property has its own price, its own monthly invoice, its own service record. Your owners get one PDF per property. Your accounting team codes them to the right ledger. Drop a property and the billing stops the same month, no recalculation.

What PM Companies Hire Us To Solve

Six operational headaches we already handle

One invoice per property, every month

Cron sends one email per portfolio to your AR inbox on the 1st of each month with every property as a separate PDF attachment. Each PDF is named by property address so your accounting software can ingest cleanly.

Adds and drops without paperwork drama

Add a property: first cut within one cycle of contract sign. Drop a property: 30-day notice ends the per-property contract clean. No termination fees on portfolio adjustments, no recalculating a flat fee that no longer represents the work.

Geographic spread without per-trip fees

Our active portfolios already cover properties scattered up to 30 miles apart on the same route. Route optimization is on us. The per-property price reflects the property's actual work, not where it sits geographically.

Per-property service records

Each property has its own log: what was done, what was skipped, what got extra work. Skipped visits don't bill. Extra work gets a line item with notes. Available as a month-end report on request.

One point of contact, both directions

Derek is your direct line for billing, scope changes, and additions. Your on-site PMs work directly with the crew leader for day-of issues. No phone tree, no ticket queue, no waiting on a regional rep.

Tenant complaints handled the same day

No crew arrival before 8 AM. Any complaint that comes in during a visit gets routed to Derek and your point of contact the same day, with resolution documented before the next cycle.

Active PM Accounts

Two PM portfolios running on this playbook today

Both are named — same vertical, same contract structure, same monthly invoice cycle. The system was built around their real operating needs, not theory.

🏘️

Neumann Brothers, LLC

29 properties

Single-family rentals scattered across Covington, Florence, Cincinnati, Mt. Healthy, Ft. Wright, Edgewood, and Crittenden. Per-property pricing tiered $35-$75 by lot size and difficulty.

  • 4 visits per month, weather permitting
  • Kentucky sales tax (6%) applied per property
  • Monthly batch send on the 1st to AR inbox
🏘️

BHHS PRO / The Gateway Home Services Team

12 properties

Scattered-site rentals across Cincinnati and the West Side. Includes mulch refresh add-ons and trash pickup as per-visit line items. Per-property pricing $50-$225 based on size and access.

  • 4 visits per month, weather permitting
  • Ohio sales tax (7%) applied per property
  • Same monthly batch cycle, separate invoice run
On A PM Contract

What’s included, what’s a per-visit add-on, what’s one-time

Recurring (per cycle)

Mow, trim, edge, blow

Every visit, every property. The base of the per-property price. Crew clears walkways and driveways before leaving.

Per-visit add-on

Trash pickup

$10/visit recurring (different initial rate possible for heavy initial clean). Bagged and removed by the crew. Live across BHHS’s portfolio today.

One-time (priced per property)

Mulch refresh, cleanups

Mulch install / refresh, spring or fall cleanup, overgrowth resets between tenants. Quoted per property, billed separately so the recurring contract stays clean.

Full service list
PM-Specific Questions

What property managers actually ask

How do you price a scattered-site rental portfolio?

+
Every property gets its own per-cut price based on lot size, mowable area, beds, trees, and slope — measured from satellite plus our field-rated multipliers. You see the per-property breakdown before signing, and each property gets its own invoice every month. No flat per-portfolio fees that hide the heavy properties subsidizing the light ones.

We add and drop properties constantly. Can you handle that?

+
Adds: first cut within one cycle of the addition, scope and pricing locked in writing the same week. Drops: 30-day notice ends a per-property contract clean, no termination fees on portfolio adjustments. Both Neumann Brothers and BHHS PRO / Gateway add or release properties every few weeks; the workflow is built around it.

Can our property accountant handle one invoice per property?

+
Yes — that's how we already operate. On the 1st of each month we send one email per portfolio to your AR inbox with every property as a separate attached PDF, named by property address (e.g. 4M-Invoice-Neumann-2026-06-1620-e-crittenden-ave.pdf). Most PM accounting software can ingest one PDF per property cleanly.

How do you handle tenant complaints from one of our rentals?

+
Visits happen during normal business hours, never before 8 AM. Crews stay off any specific properties you flag (sleeping shift-workers, sick tenants, recent damage claims). Any complaint that comes in during a visit gets routed to Derek and your point of contact the same day, with resolution documented before the next cycle.

What about damage from tenant items or vehicles in the yard?

+
Crews do a walk-the-property pre-mow scan to catch what tenants leave out: bikes, scooters, toys, hose reels. We move what's clearly tenant property to the porch or curb, never run a mower over an obstacle we didn't move. If we cause damage, it's reported, photographed, and remediated at our cost.

Do you handle mid-season scope changes (trash service, mulch refresh)?

+
Yes. Trash pickup is a standard per-visit add-on. Mulch refresh is priced per property as a one-time charge — both clients add this on a per-property basis when units are turning over or facing an inspection. We keep the recurring lawn contract separate from the one-time work so your books stay clean.

Geographic spread — do you charge per-trip across scattered properties?

+
No per-trip fees. Route optimization is on us. Our existing portfolios already cover Cincinnati, Covington, Florence, Mt. Healthy, Ft. Wright, Edgewood, Crittenden, and more — properties scattered up to 30 miles apart on the same route. The per-property price reflects the property's actual work, not where it sits geographically.

Can we get reporting on what was done at each property?

+
Each property has its own service record. If a visit was skipped (weather, owner request, property sale), it's logged and not billed. If a property gets extra work (extra trash haul, broken sprinkler-head report), it's on the invoice with a note. Property managers asking for it can get a per-property service report at month-end.
Before You Pick Up The Phone

The pages procurement teams ask for

Why 4MProcessCredentialsGuaranteesProperties
Maintained rental property

Send us your portfolio

Paste your address list, get per-property pricing back within a week. No flat-fee guesswork, no per-trip surcharges, no surprise scope changes.

Request a Portfolio QuoteCall (513) 214-5789