Memphis Property Management
Built for Investors. Run by the team that found your deal.
One team offers true "Boots on the Ground" from acquisition through cash flow and property management, ultimately to your final exit strategy. We are with you the whole way on the ground in every Memphis ZIP code that actually produces returns.
Most property managers are strangers to your investment. We're not.
Most Memphis property management companies met your rental for the first time the day you hired them. They don't know the block. They don't know the builder. They didn't walk the crawl space. They definitely didn't sit in the driveway with the previous tenant working out why the HVAC keeps tripping the breaker.
We do. Because in most cases, we were the ones who put you in the deal.
The Stamps Real Estate Investment division works directly with REI Core Property Management as its operations arm. Brett Bernard is committed to both - which means when you buy an investment here and hand the keys to us to manage, nothing gets translated between teams — because there's only one team.
The same people who found you the deal will run it.
Here's the problem with the standard Memphis property management arrangement: you work with a Realtor to buy the property, and then — cold transition — you hand it to a property manager who has never seen the house, never met the tenant, and has zero context for why you bought it in the first place. Every question they'll ask for the next five years is a question your Realtor already answered once.
We skip that. Brett Bernard and The Stamps Real Estate Company find you the property. REI Core Property Management LLC — same ownership group — takes it from close to cash‑flowing. Your tenant onboarding starts before your deal closes. Your rent roll starts the month you take title. The maintenance team knows the house because our rehab team is usually the reason the house is rentable.
It's one conversation from offer to occupancy. And then one conversation every month after that.
What we actually do when you hire us
Six things. No upsells. No "premium tier." Here's what happens when you sign.
1. We find the tenant and we screen them like it's our house.
Full marketing push: MLS, Zillow, Trulia, Realtor.com, Facebook Marketplace, our own waiting list. Applications go through a real screening — credit, income (3x rent minimum), employment verification, eviction and criminal history, prior landlord references we actually call. You see every application before we approve one. You have final say. Always.
2. We write the lease so the tenant and the law are both on the same page.
Tennessee‑compliant lease agreements, updated when the statutes change. Clear pet addenda. Clear maintenance responsibility lines. Move‑in inspection documented with timestamped photos and a signed condition report. You get a copy of everything.
3. We collect the rent and it hits your bank account.
Online rent collection through the owner portal. Direct deposit to your account on the same monthly cycle. Late‑fee enforcement per the lease. Transparent ledger — you can log in and see every dollar any day of the month.
4. We handle maintenance without marking it up.
Most property managers add 10–25% to every invoice. We don't. You pay the contractor's number. We show you the invoice. You approve anything over a threshold you set. Emergencies we handle first and report immediately — because at 2 a.m. with a burst pipe, nobody needs a phone tree.
5. We inspect the property on a schedule you can read.
Move‑in inspection. Move‑out inspection. A mid‑lease check at month six, documented. Additional inspections on request. All reports delivered digitally with photos.
6. We handle the stuff you really don't want to handle.
Notices. Late‑pay follow‑up. Lease violations. Tenant communication at odd hours. Evictions when they're unavoidable — with proper Tennessee procedure: Forcible Entry and Detainer filing, Shelby County General Sessions Court, sheriff coordination. You get quarterly owner statements and a clean 1099 at year‑end.
Pricing, in plain English.
No packages with confusing names. No "premium tier" upsells. One fee structure for single‑family rentals. Here it is.
| What it is | What it costs |
|---|---|
| Monthly management fee | 8% of collected rent |
| New tenant placement (only when we lease a vacancy) | 50% of first month's rent |
| Lease renewal (only when a tenant renews) | $199 flat |
| Setup / onboarding | Free |
| Maintenance markup | Zero. |
| Inspection fees (move‑in, move‑out, mid‑lease) | Included |
| Owner portal access | Included |
| Cancellation | 30 days' notice · no penalty |
If you've priced Memphis property management before, you've seen 8%, 9%, 10%, 12% — plus markups, plus setup fees, plus "administrative fees," plus leasing commissions that hit 100% of a month's rent.
We think pricing should pass the refrigerator test. If you wouldn't want it stuck to your fridge where your accountant can see it, we won't charge it.
Request an Owner QuoteFrom handshake to cash flow in about two weeks
Call or text.
Usually Brett. Sometimes a 10‑minute conversation is enough to know if we're the right fit.
Property walk.
We see the unit. If it's occupied, we coordinate. If it's vacant, we hand you a rent‑ready punch list.
Management agreement signed.
Standard 12‑month term. Electronic signature. You get a copy.
Tenant transition or placement.
If there's a tenant in place, we onboard them — portal access, maintenance workflow, the whole thing. If it's vacant, we market it and don't stop until it's leased.
First owner statement lands.
Clean PDF every month, plus real‑time portal access the whole time.
Where we work
Memphis metro, focused on the neighborhoods that actually produce cash flow for investors.
Memphis proper
Frayser · Raleigh · Whitehaven · Hickory Hill · Berclair · Binghampton · Cooper‑Young · Parkway Village · Oakhaven
East & outer metro
Cordova · Germantown · Bartlett · Arlington · Lakeland · Collierville
North & west
Millington · Shelby Forest · Rural Shelby County
Primary ZIPs: 38127 · 38128 · 38109 · 38116 · 38118 · 38122 · 38112 · 38111 · 38134 · 38133 · 38125 · 38141
If your rental is in Shelby County or the closest‑in parts of Fayette or Tipton County, we're probably already down that block.
Owner questions, answered honestly
Roughly: rent minus 8% management minus taxes/insurance/HOA minus any maintenance that came up that month. We can model a realistic pro‑forma before you sign anything.
In a normal Memphis market, 14–30 days from list to signed lease for a rent‑ready unit. Slower in January. Faster in May. We'll tell you honestly where your property falls.
Minimum 3x monthly rent in gross income, acceptable credit (varies by property class — we'll agree on your floor up front), no prior evictions inside the last five years, employment verification, positive prior landlord reference. You see the file before we approve.
Yes, above a threshold you set — usually $300 or $500. Below that, we handle. Emergencies we handle first and report immediately. You always get the invoice; we never add a markup.
Day‑after late fees per lease. Formal notice at day 5. Pay‑or‑quit at day 14. If they don't cure, we file a Forcible Entry and Detainer in Shelby County General Sessions, attend court, coordinate the writ with the sheriff if it gets there. We handle it. You get a status update every step.
Yes. We manage the HAP contract, annual HQS inspections, and the paperwork chain with MHA. Section 8 properties work very well in several of our Memphis submarkets.
In a separate trust account compliant with Tennessee law. You get a clean accounting at move‑out — any deductions documented with photos and invoices.
Yes, within reason and after reserves are funded. We keep a small operating reserve in your account (standard $250) so that minor issues don't require a capital call every time a washer breaks.
You talk to Brett. He's already your Realtor®. That's the whole point.
30 days' written notice. No penalty. Your files transfer in a standard format. We'll even coordinate with the next manager if you want. If we're not earning the fee, we don't deserve the fee.
What owners say
We'll put actual property management client testimonials here.
Let's talk about your rental.
If you already own a Memphis rental and you're tired of chasing the details — or you just closed on one and you're looking for the right team — we'd like the call.
If you're still in the market and you want one team from offer to occupancy, that's exactly what this is.
Either way: text, call, or drop us your details. You'll hear back the same day.
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REI Core Property Management LLC · 5865 Ridgeway Center Parkway, Third Floor · Memphis, TN 38120
TN Principal Broker on record: [name to confirm]