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Busy professionals

Busy professionals like you choose Unlimited Management LLC because they are worried about tenant damage to their wallet and property, are concerned about the headaches of late rent and lease violations, or they’re afraid they have to manage their property manager. We offer a full range of property management services tailored to you as an investor, homeowner, or landlord. We manage portfolios of single-family homes, townhomes, condos, and apartments in the greater Knoxville area.

  • Reduce risk of damage to your wallet and property with best-in-industry screening
  • Eliminate headaches of late rent & lease violations with pro-active management
  • Stop worrying about the legal complexities with full-service, licensed professionals
  • Win your time back because we handle all issues big & small
  • Put more cash in your pocket with guaranteed tenants, pets, and occupancy
  • Never worry about filing an eviction again

What We Do

When searching for a property manager, naturally you’ll have many questions like “what does a property manager do? How much is this going to cost me and what can I get for rent? How will you get me a great tenant? All property managers look the same to me; what makes you different? How does this work (timeline, major steps, my involvement)? What are the next steps?

In a nut shell, choosing us to manage your property is as easy as sharing some info about you and your property, handing over keys and telling us where to send the direct deposit each month. We take care of all the rest!

Are We a Good Fit for You?

We pride ourselves on taking a proactive approach to safeguarding your property and providing a place exceptional tenants are proud to call home. You have many choices when selecting a property management company; it should be a company you can trust and truly brightens your life. While our approach makes us a great fit for some, we aren’t a perfect fit for everyone. Please watch the quick video below to see if we are a good fit for you.

Talk to a Pro & Next Steps

If you are thinking we may be a good fit and are interested in what the next steps are, we encourage you to:

Our Property Management Services

Whether you need help buying or selling, evaluating investments or an introduction to a CPA, mortgage professional, attorney, you name it, we love helping connect our clients to solutions and trusted professionals. The more you can share with us on where you need help, the more helpful we can be. We have many tools available for analyzing the lifecycle of real estate investments. We’re here to help!

As investors ourselves, we know what it takes to get your property rent ready. We will take the following steps to evaluate your property and get you the highest return on investment (ROI):

  • Complete a physical walkthrough of the property
  • Identify any needed repairs and obtain quotes
  • Identify any changes or upgrades that may produce a higher ROI and present them to you
  • Work with you to address any concerns you may have
  • Determine how to price your property after reviewing compara
  • Work with you to generate and execute a go-to-market plan

We know how to get your property rented quickly. In fact, we guarantee it. Our robust marketing and leasing process and system tracks every tenant prospect we receive. We advertise your property on our website and Facebook page, yard signs, and the highest-ranking websites like Zillow, Trulia, Hotpads, Zumper, Realtor.com, and Rentals.com, among others. We are quick to follow-up with every prospect and show them the home the same day (vacant properties).

  • Photograph the property, walk-thru videos
  • We show vacant properties seven days a week, 12 hours per day
  • 24-hour hot-line where prospective tenants can listen to detailed information about the property
  • Field calls from prospects for questions and viewings
  • Gather feedback on properties and share with you
  • Provide prospective tenants with rental applications that are legally compliant with fair housing laws

Whether you’re a DIY landlord or a professional, tenant screening is one of the easiest areas to make a very costly mistake. It’s far too easy to make a poor tenant selection or inadvertently violate Fair Housing or local laws. This is where we can add incredible value and mitigate risk to your property. Our five-stage screening process is one of the best in the industry. Even with this incredibly thorough screening process, most applicants are screened within 1-2 business days.

Stage 1: Property Setup
Tenant screening starts before we even meet the tenant. We want to make sure that if a tenant prospect calls for a showing, they know they are a viable candidate. We achieve that by thoroughly describing and photographing the property so the tenant knows all the property details before we call. We also use the amount of required move-in funds to screen out prospects who don’t have much cash in the bank.

Stage 2: Prospecting
We capture very valuable information on our first contact with the prospective tenant. Whether they email or call, we document every interaction, looking for the red flags only years of experience talking to thousands of tenants can spot.

Stage 3: Sharing Criteria
Prior to a prospect applying, we share the application criteria with them, which gives them an opportunity to self-select out if they know they don’t meet our criteria.

Stage 4: Application & Verification
The application is submitted, and we verify the following:

  • Who will be living in the property
  • Identity verification and rental fraud checks
  • Income & employment status
  • Credit and overdue bills
  • Prior bankruptcy
  • Eviction history
  • Criminal records
  • Pets and related restrictions
  • Personal references
  • Prior landlord references

Stage 5: Delay of Process
If a prospective tenant delays the application & verification or lease signing process, it’s a red flag not to be ignored. Timely follow-through in this stage of the relationship is strongly correlated with timely payment of rent and adhering to the terms of the lease.

When we approve a tenant, we have a rigorous process to quickly get the required funds and documentation.

  • Receive and account for move in funds in accordance with state laws
  • Draft lease agreement (lease forms robust and attorney reviewed)
  • Digitally sign the lease with tenant and confirm proper execution
  • Ensure tenant has renter’s insurance & file
  • Ensure tenant transfers all applicable utilities
  • Transfer access to & re-key the property
  • Orient tenant to property and amenities
  • Perform detailed move-in inspection (color coded with photos) & publish to portals
  • Follow-up move-in with any maintenance

  • Receive rent
  • Hunt down late payments and collect late payment fees for owners
  • Send out pay or quit notices
  • Manage HOA issues and communication
  • Look for red flags at property or with tenant behavior
  • Ensure tenant is complying with all terms of the lease
  • Handle any early termination requests in accordance with laws and policies

We perform routine evaluations complete with photos and post them to your portal so you always have piece of mind about how your property is being managed.

  • Perform periodic evaluations (inside and outside) on a predefined schedule looking for repair needs, safety hazards, code violations, lease violations, etc.
  • Send owner periodic reports on the condition of the property

Evictions are very rare but starting the process for non-payment of rent or other lease violations is an important service we offer to our clients. Traditional property managers make the owner pay for this service but this is a cost we cover on most plans with our eviction protection. We hire attorneys who do several hundred local evictions a day. They are very good at what they do.

  • Work with tenant to avoid eviction if possible
  • File relevant paperwork to initiate and complete an unlawful detainer action
  • Represent owner in court
  • Monitor and report on eviction filing process
  • Coordinating with law enforcement to remove tenant and tenant’s possessions from property
  • Advise in the event of a legal dispute or litigation
  • Refer owner to a qualified attorney when necessary
  • Understand and abide by the latest local, state and federal legislation that apply to renting and maintaining rental properties.
  • Ensure compliance with Fair Housing, federal, state and local laws

  • Provide accounting services
  • Detailed documentation of expenses via invoices and receipts
  • Maintain all historical records (paid invoices, leases, inspection reports, warranties, etc.)
  • Provide annual reporting, structured for tax purposes as well as required tax documents including a 1099 form
  • Advise owner on relevant tax deductions related to their rental property
  • Provide easy to read monthly cash-flow statements which offer a detailed breakdown of income and itemized expenses

  • Ship tenants HVAC air filters quarterly
  • Provide and oversee maintenance
  • Establish a preventative maintenance policy to identify and deal with repair needs
  • Provide a network of licensed, bonded and fully insured contractors who have been vetted for good pricing and good work that is up to code
  • Assign jobs to different parties (in-house employees, handyman and professional contractors) based on who will do the best job for the best price
  • Maintain outdoor areas
  • Maintain and monitor a 24-hour emergency repair hot-line
  • Larger renovation or rehab projects

We work hard to minimize tenant turnover as it can be your biggest expense as a rental property expense.

  • Perform rental market analysis and update target rents
  • Track tenant lease compliance, payment history and other factors
  • Make renewal offer decisions and communicate with you
  • Offer tenants renewals, provide them with the paperwork
  • Negotiate renewals with tenants
  • Communicate next steps with you

To maximize rent coming in, we typically list a property for rent well in advance of the current tenant moving out.

  • Inspect unit and fill out a report on the property’s condition when the client moves out
  • Provide tenant with a copy as well as estimated damages
  • Notifying utilities of change in billing
  • Return the balance of the security deposit to the tenant
  • Forward any portion of the owner’s portion of the tenant deposit to the owner or hold in owner reserves for repairs
  • Clean unit and perform and needed repairs or upgrades
  • Re-key the locks
  • Re-lease the property

Plans & Pricing

We offer three different full-service management plans. We never want you to be surprised by a fee, so we disclose everything up-front. Our plans start at 7.9% of the monthly rental amount. We can work together to pick a plan that you think will work best for you and your property.

Our Relationship Defined

While our relationships with our clients run much deeper than a piece of paper, we all want clear expectations on what that relationship will look like, who is responsible for what, etc. We’ve created a sample management agreement that shows you the nuts and bolts behind our various guarantees and warrantees.

Knoxville Area Information

Welcome to Knoxville, home to over 968,000 residents (roughly 198,000 within the city limits), is the third-largest city in Tennessee and the gateway to the Great Smoky Mountains. Home to the University of Tennessee’s flagship campus, Knoxville is also headquarters to major employers including the Tennessee Valley Authority, Pilot Company, Regal Cinemas, HGTV, and Ruby Tuesday, with nearby Oak Ridge National Laboratory adding a strong presence in energy and research.
Many people are moving to Knoxville for what the area offers: a growing job market, low cost of living, a vibrant arts and music scene, and easy access to lake recreation, the Smokies, and outdoor adventure just minutes away.

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