Renters Warehouse Strategy for Acquisitions, Growth and Marketing

On our first episode of the year, The Property Management Show wants to start by identifying what’s happening in the property management industry.

This industry has accelerated at an extreme rate. We’ve talked about it multiple times, and new things continue to happen.

For example, not only are private equity backers getting into the property management business, we’re also seeing Tier One Venture Capitalists in Silicon Valley putting money into property management. That has never happened before, and we’re expecting this trend to open some floodgates.

If you’re a property manager or you own a management company, you’re in the right spot at the right time.

This means that investing in and operationalizing your sales and marketing procedures is no longer a privilege. It’s a requirement. You have to do it to survive, grow, and thrive.

We’re all about innovation on The Property Management Show, and our guest today is in charge of the largest single-family focused property management company in the U.S. He’s Kevin Ortner, the CEO of Renters Warehouse, and we want to know how he handles his tremendous responsibilities and what he’s planning for 2019.

You Have to Love the Grind

Don’t forget the basics.

That’s Kevin’s approach to running a large company that just keeps getting bigger.

Take great care of clients and employees.

That sounds cliché and you always hear about it, but it’s true. You cannot just be about the next client, the next acquisition, the next deal.

What are you doing to fundamentally shore up your foundation?

That’s what Renters Warehouse wants to focus on – being the best they can be for their clients and employees. This takes time and resources as you’re growing. But, good leaders will execute a great strategy and try to stay in front of that growth. You need to make sure you are performing those basic things well, and then you also need a great vision of where you’re going and how you’ll stay in the lead.

That’s what it’s about. Looking down the road, forming the right strategy, and executing the pieces of the puzzle.

You have to love the grind.

If you’re running a property management company, you’re part of changing an industry. You’re helping to make it more sophisticated and you’re delivering great value to your customers.

You should be excited about that.

Renters Warehouse Acquires Own America

Renters Warehouse recently acquired Own America. This is a major shift in the industry and a vision move. It’s something you need to pay attention to.

Own America allows owners of single-family rental properties to sell those properties with tenants in place through an online marketplace to new investors.

This reduces a lot of friction and costs for both buyers and sellers, and the tenants are not disrupted.

When you sell your investment property with a traditional real estate agent who has no experience with rental properties, that agent usually wants you to move the tenants out of the home before it’s listed. They’re thinking of owner-occupant buyers, not investors.

Own America changed that – and allows buyers to buy with tenants in place. Kevin acquired the company because it fits well with what they do, and they have set up the Renters Warehouse Investors Marketplace. Clients can buy and sell single-family homes online with tenants in place. The tenants don’t move out, and both buyers and sellers are paying less commissions than with a traditional broker.

And, Renters Warehouse continues to manage those homes.

The benefits to this acquisition are numerous.

  • Buyers can shop in markets they are not currently in.
  • Buyers can use the online search function to explore properties in any market, whether it’s Alabama or Texas or a city on one of the coasts.
  • Buyers get to acquire an investment with cash flow already in place.
  • Search functions include photos, tenant history, maintenance history, and other analytics.
  • Sellers have access to an engaged market of interested buyers.
  • Tenants stay in place, and you don’t have to disrupt a family of good tenants who are paying rent and taking care of the property.
  • Renters Warehouse doesn’t lose business when a property they manage is sold.

Renters Warehouse is the largest single-family property management company, and now they can facilitate these sales. It’s a new way to service current and future investors. 

Build It or Buy It: How to Gather the Right Tools

Here’s an interesting statistic from the National Association of Realtors.

There are over 1 million single family homes sold every year as investment properties.

That’s 20 percent of all single family homes bought and sold.

So, investors are buying a lot of properties. There’s a market for you if you want to focus on those transactions. 

You can take a piece of that market, and you don’t necessarily have to do it at the scale that Kevin is currently operating. Maybe you want to build your own business without buying a company like Own America. Do you have the tools you need to pick up maybe 10 to 15 listings per year?

The good news is, you don’t need a ton of tools. You just need a good program in place.

You need to know how to talk to your clients about it. Figure out how you will market this service and talk to investors. Let your clients know you can help them. This is possible through an email marketing campaign. If they’re interested in selling their investment property, tell them you want to talk about it. Train yourself or some people in your business to break down the numbers and examine the yield and recruit some potential buyers.

You already have a portfolio of potential sellers doing property management business with you.

Now, you need to attract buyers into your ecosystem. They are out there. They want to invest in property, but they don’t know where to go or how to start. Not a lot of agents specialize in investment properties. Put together a plan for reaching them. Establish a communication cadence and show people that you care before you ask for their business. You can create a video message to your owners and put a face to your name and make sure that you’re the company they think about when real estate needs come up.

This is an actionable thing you can do in 2019 to really start a new revenue stream.

Growing New Business and Maintaining the Current Client Base

For Renters Warehouse, acquiring Own America has increased their lead funnel. The top of the funnel is bigger and growing with owners and others who are clamoring to get in but don’t know how. Renters Warehouse provides the tools and education and technology.

The company is growing because they’re attracting new business.

Not only that, they’ve created a system where they can easily maintain the client base they currently have.

As a property manager, you know this is sometimes a challenge. It’s hard to create opportunities for a new audience while nurturing the clients you’ve already paid to acquire. 

This year’s PM Grow Summit will focus on customer experience. Renters Warehouse is doubling down on that exact premise. They are providing wider services to their current customers in order to keep them engaged with Renters Warehouse. These are satisfied and happy customers who will not only stay, but will rave about the relationship.

You can succeed by looking at what the leaders in this industry are doing, and then copying them. Stay with the trend. You don’t have to invent anything new unless you have a really amazing strategy that no one else is using. Look at what the leaders are doing – and follow.

Maintaining a high level of service is not what people want to do every day. You’re concerned with growth, and you want to focus on new products, more doors, and better technology. That’s fun, but don’t let your customer experience suffer.

We want you to hear that again: Don’t Let Your Customer Experience Suffer.

Making Your Marketing Dollars Go Further

If you can increase your lifetime customer value, you can maximize the money you spend on marketing. You’re getting an extended lifetime customer value when you provide the types of services and value that keeps your customers around.

Kevin and Renters Warehouse have always been heavy on traditional marketing. In addition to producing great content and using Google AdWords and pay-per-click, they’ve also done radio and television advertising. This year, they plan to focus on targeting the investors they want through social media.

Marketing their educational content will also be huge. They have a core belief that educating people is important and a responsibility. They don’t want to work with passive investors. They want their customers to understand what they’re doing. So, there’s a lot of content to leverage for their audience. 

Content is not expensive, remember – it just takes time. 

Fighting Against an Industry Reputation

Everyone working in property management has to combat a lingering negative industry reputation. Property managers fall somewhere between attorneys and used car salesmen on the trust spectrum. There has never been transparency, there has never been good communication, and it hasn’t been a good experience for people.

Things are shifting, however. Property managers are realizing that customer experience is important. You’re fighting the industry reputation every day. Your clients expect you to screw them over, and you’re changing that perception with every good experience you provide.   

Kevin has found that over-communicating is not necessarily bad, especially when he’s on-boarding a new client.

For Renters Warehouse, over-communication looks like a lot of automation and technology. Videos are used with letters and handbooks. Every new owner gets a handbook, but 90 percent of people don’t read handbooks. So, there are emails that go out with videos discussing all the things that owners need to know. Topics include what to expect in the first month’s statement and how the rent collection process works. 

Setting expectations is also important. Most new landlords think they will get their rent check on the first of every month because that’s when the tenant pays. So, you need to set the expectation for how rent is processed and when they can expect to see it.

Over-communicate and set expectations. This will make a great customer experience possible. 

Business Owner Tip: How to Help Your Peers Without Sacrificing Your Time

Content and education – these are the things you hear about all the time on The Property Management Show. You want to invite people to ask you questions, especially when your field of expertise is real estate investing and property management.

But, everyone is busy. So, how do you engage with people without costing your company your time? 

Kevin wants to help but if he spent an hour with every person who has a question, nothing would get done. His solution is to provide some of the content he’s already spent time creating. That’s an easy way to deliver value without having to do a lot of extra work. 

If you’re regularly creating blogs, videos, podcasts, articles, eBooks – whatever, you probably have eight or 10 things that are really great and really helpful. Direct people to those things, and then let them get lost in your other content if they keep finding things that are interesting and useful. When someone wants advice on how to do what you do, let them start there.

Self-education is also important to success and growth. Kevin’s advice is to squeeze as much juice out of what you currently have. Instead of chasing after 20 podcasts you want to listen to, stick with the five that you really love, and make sure you’re working every point that you can. Go deeper into that information and get everything out of it that you can. Then, move on to the next thing.

To learn more about Kevin and what he does, check him out on LinkedIn, which is where he spends most of his social media time.

To reach Alex or ask a question about this year’s PM Grow Summit (where Kevin will be speaking) – contact Fourandhalf.

Alex Osenenko

About Alex Osenenko

Alex’s professional mission in life is to help small businesses grow and thrive. Alex is the President and CEO of and a Co-Founder of the PM Grow, Inc. His business philosophy is simple: Happy Customers are created by Happy Employees, which results in Happy Shareholders. Alex's deep commitment to entrepreneurship and improving the lives of small business owners everywhere empower him to host “The Property Management Show” bi-weekly Podcast and speak internationally on the subjects of Growth, Marketing, Sales, and Entrepreneurship.

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Estimate ROI (Return On Investment)

Desired Growth (# of properties) :
Average Monthly Rent :
Annual Contract Value: $0
Customer Lifetime Value: $0
Estimated Annual Profit: $0
Estimated Lifetime Profit: $0
Estimated Portfolio Value Upon Sale: $0

How we got these numbers

• Annual Customer Value (8% of average rent multiplied by 12)
• Customer Lifetime Value (4 multiplied by ACV)
• Estimated Annual Profit (at 20% of ACV)
• Estimated Lifetime Profit (at 20% of LCV)
• Estimated Portfolio Value Upon Sale (1.2 times ACV)


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Alex Osenenko
President and CEO

Alex’s professional mission in life is to help small businesses grow and thrive. He is the President and CEO of and is serving his 5th year on the Board of Directors for CALNARPM.

After spending 9 years in the trenches with his property management clients, Alex draws on his experience to host “The Property Management Show” Podcast and co-authors a weekly Property Management Blog on Alex has extensive experience speaking for various NARPM events at the local, state, regional and national level.

Alex is a graduate of San Francisco State University with an Electronic Commerce Systems Degree. His business philosophy is simple: Happy Customers are created by Happy Employees, which results in Happy Shareholders. Alex serves on the Board of Directors of CALNARPM (California Chapter of National Association of Residential Property Managers) and hosts a Podcast “The Property Management Show“, available on iTunes.


John Bykowski
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After graduating from the University of Michigan with a film degree, John proceeded to do everything but. During his career, John has specialized in operations and has developed processes for small companies in diverse industries, such as bleeding-edge marketing technology, social networking, trade shows and exhibitions, and cloud software. John and Alex had worked together previously, and when he needed someone to help take Fourandhalf to the next level and beyond, Alex brought in John as his first employee, and later, business partner.

In addition, now that he’s using his film school know-how to help property managers look their best in their blogs, his mom no longer feels his degree was a complete waste of time.

Danny Morris
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Born in Australia and growing up in Israel, Danny has spent a lot of time traveling the world between those two places. After completing his military service in Israel, Danny began following his biggest passion, writing, which he discovered while backpacking South America and publishing his first book.

When it was time to unpack, he returned to Australia to complete his Journalism studies amongst the beaches of sunny Perth. Danny is a huge online fan and after working in a number of related jobs, he finally gets to combine his two favorite things, working with media and people.

Marina Osenenko
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Marina draws upon her real estate, business operations and customer service expertise for Fourandhalf. Her favorite part of being with Fourandhalf is the opportunity she has to really get to know our clients, build professional customer relationships and truly be part of a team that assists in their success.

Her time away from work is happily spent watching her children grow up and attempting to keep up with them! Any spare moments beyond nurturing her children are filled with hiking, spending time with friends, exploring the Bay Area and squeezing in a non G-rated movie every now and then.

Marie Liamzon
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Before joining Fourandhalf, Marie worked for one of the largest banks in the world. She took on different roles, but couldn’t find what she was looking for. She pursued a variety of side projects until she finally decided it was time for a career change.

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Kyle McLean
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Born in San Diego County, Kyle McLean has since migrated to the Oakland woods. A fan of tall trees and tall tales, he holds a bachelor’s degree from the creative writing program at the University of California, Riverside and is a licensed California Certified Shorthand Reporter.

After a few years as a freelance court reporter, Kyle has joined Fourandhalf for an opportunity in sales and digital marketing. In addition to reading and writing, his hobbies and interests include gardening, hiking, soccer, coffee brewing, and craft beers.

Karen Wyle
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Originally from the Philadelphia area, Karen moved eight times in seventeen years all over the East Coast and to the Midwest before settling here in Northern California six years ago. She is an alumna of Brandeis University with a BA in American Studies and earned a MBA in Marketing Management from Indiana University in Bloomington. Karen’s business career has been well-rounded, with experience including advertising, direct marketing, corporate retail, product management, new product development, and new customer generation. Beyond an office setting, she has been thrilled to volunteer her time giving back to the community with KPMG’s Family for Literacy, at her daughter’s school, and as a Girl Scout Troop Leader. Karen enjoys music, good food, traveling to new places, completing jigsaw puzzles, meeting people and making connections.

Karen became a part of Fourandhalf’s Account Management team in 2016, relaunching her marketing management career after a pause to raise her family. She is excited to rejoin the business world and to work with such a strong marketing management team.

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Paige graduated from Chico State University with a degree in Journalism. Her favorite part of working at Fourandhalf is helping clients create and produce educational blog content to grow their business. She is an avid sushi enthusiast who enjoys riding her bike and watching college football and in her free time.

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After working as a Radioshack store manager, Nissim decided to change his career path and pursue his passion for music production by getting his B.A.S. from Expression College for the Digital Arts. Nissim has a beautiful 8-year-old girl and loves cooking delicious homemade food and going camping with her! At Fourandhalf, Nissim is responsible for the implementation of the clients’ Landing Pages and Google Adwords campaigns.

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Theresa Barnes was born and raised in the Bay Area and graduated with her Bachelors Degree in Communications Studies at San Francisco State University. She worked in aviation at a private FBO for 3 years, and other industries, before joining the Fourandhalf team. She finds a balance between being a young mother, work, and living a healthy lifestyle outside of work by staying as active as possible. She is dedicated to customer satisfaction and having a great work ethic.

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Brittany recently moved to the Bay area after graduating from California State University Chico with a degree in Business Marketing. She is known for her excellent communication, customer service skills, and shameless nerdyness. Her passions include: music, tabasco, Lord of the Rings, and the Golden State Warriors.

Logan Jones
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After graduating from CSU Chico with a Degree in Business Marketing, Logan moved back to the East Bay and pursued a career in sales. With an attention to detail and a relentless drive, he strives to improve himself and his passions each day. When not at work Logan enjoys playing guitar and writing songs, and occasionally performing around the Bay Area. He is an avid sports fan keeping up with everything SF Giants, 49ers, Cal Bears, and Golden State Warriors.

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Hope recently moved to the Bay Area after graduating from Chico State University with a degree in Journalism. She is coffee crazed, dog obsessed and hopes to visit all National Parks. One of the greatest times in her life was when she lived abroad in Costa Rica and hopes to travel more of Central America in the future. She feels blessed to work for a company who supports her love for travel and the need to learn more about what the world has to offer.

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