Memphis Property Management
You built the portfolio.
We protect it.
Whether you're across town or across the country, open your portal and see everything. Rent collected. Repairs completed. Disbursement deposited. No calls to your PM wondering where your money is. No statements that arrive three weeks late with numbers that don't add up. You check when you want. It's all there.
No gray areas.
It's the 15th. Your owner statement still hasn't arrived. You call your PM. No answer. When the report finally shows up, something's off. A fee you didn't agree to. A repair you never approved. A maintenance charge three times what it should cost. You're 800 miles away and you have no way to verify any of it.
If that sounds familiar, you're not alone. And you're not stuck.
The Standard
Stop managing
your manager.
You hired a property manager so you wouldn't have to worry. Then you started spending your time managing them. We built Covendell to end that.
Your vacancy costs you nothing extra
Qualified, screened tenant placed within 21 days of passing our documented rent-ready inspection. The inspection itself takes one visit. We walk the unit, photograph everything, and deliver the written checklist within 24 hours. Background, income, rental history, and credit verification on every applicant. We don't rush to fill a unit with a warm body. If a tenant we place is evicted within 12 months, we cover the legal filing, coordinate the turnover, and re-place at no charge. Our screening is our risk to carry, not yours.
You see every repair before you pay for it
We dispatch independent, third-party vendors and collect competing bids on any job over $500. We don't own a maintenance company, we don't mark up their invoices, and we don't take kickbacks or volume rebates from vendors. What they charge is what you pay. Vendor submits photos. Tenant confirms quality. We inspect independently. You see the actual invoice, the actual vendor, and the actual cost in your portal. Your default approval threshold is $300. Nothing over it happens without your written sign-off first. No coordination fees. No mystery line items.
Your money hits your account by the 10th
8% management fee. One month's rent placement fee. No lease renewal fees. No admin fees. No surprise charges. That's the entire fee structure, and it's in the agreement before you sign. Your monthly statement shows every dollar in and every dollar out. Disbursement deposits by the 10th, confirmed in your portal the moment it clears. All owner funds held in a dedicated Tennessee trust account, separate from operating funds, as required by state law.
You hear from us before there's a problem
Documented property inspections with photos, not just a drive-by. Quarterly reviews with real market data for your submarket. Lease renewal recommendations backed by comparable rents in your zip code. When the numbers say your rent is $200 below market, you'll know before the lease expires, not six months after. Small issues get caught before they become expensive ones.
Who runs your account
A dedicated team backed by systems. Every property is assigned a point of contact who knows your units, your tenants, and your goals. Behind them, automated workflows handle the repetitive work so your manager spends time on judgment calls, not data entry. You will never be handed off to someone who doesn't know your property.
Why the data is faster
Purpose-built for property owners. Not a generic portal with your logo on it. Every report, workflow, and notification was designed around the questions investors actually ask. Especially the ones 800 miles away who need answers at 10 PM, not during business hours.
What that means for your doors
More attention per property, not less. Automation handles rent collection, late notices, vendor dispatch, and reporting. People handle the judgment calls, the inspections, and the conversations. Your property gets more oversight because the system never sleeps.
Guarantees
Every PM company makes promises.
These are in the contract.
You've heard "we treat your property like our own" before. You've seen the brochure. You may have believed it last time. Every commitment on this page is written into our management agreement with financial consequences attached. The agreement matches the marketing. Word for word. If we don't deliver, you don't pay. Read the agreement yourself before you sign.
Cancel within 30 days. No penalty. No termination fee. Security deposits, ledger balances, and tenant files transferred to you or your next PM within 15 business days. Clean break.
Owner Portal
Stop calling your PM for your own numbers.
Every PM company has a portal now. Most of them are the same generic software with your logo slapped on it. The difference isn't having a dashboard. It's what's actually behind the numbers when you click.
Every line item links to the original vendor invoice. Every repair links to timestamped photos. Every disbursement links to the bank confirmation. If something doesn't look right, you verify it yourself in 30 seconds from your phone, whether you're in Memphis or Minneapolis. No call required.
Built for everyone in the deal
When the system works, everyone knows where they stand.
Owners
Your cash flow, vacancy, and expenses. Live.
Not a summary three weeks after the fact. Real-time data on rent collected, maintenance costs, market positioning, and lease expirations for every property in your portfolio. Whether you own 4 doors or 40.
Tenants
Clear rules. Fast repairs. No surprises.
Rent is due on the first. Late fee on the sixth. No exceptions. In exchange, maintenance gets dispatched same-day or next-day, lease terms are transparent, and security deposits are held in a protected trust account.
Vendors
Steady work. Fair pay. Performance data.
Reliable dispatch volume with on-time payment. No 60-day invoice cycles. Plus KPI tracking and analytics that help you bid smarter, hire better, and grow your operation alongside ours.
Referring Agents
Your client gets a live dashboard on day one.
Onboarding in 48 hours. Your referred client sees everything from the start and never calls you to complain about their PM. You look brilliant. They stay happy. You keep referring.
You should know exactly what's happening with your property at all times. Not because you asked. Because the system shows you.
The Covendell promise
See for yourself
Find out where your property actually stands.
We walk your property, photograph everything, analyze your current rent against market comps, and deliver a written report within 48 hours. No sales pitch. No obligation. Just data you can use whether you hire us or not.
The report covers condition, deferred maintenance risk, market positioning, and specific recommendations with projected impact on your cash flow. Most owners learn something they didn't know, especially if they haven't seen the property recently.
You'll see exactly what management with Covendell looks like before you sign anything.
Got it. We'll call you shortly.
Expect a call within 2 hours to schedule your walk. The written report will be in your hands within 48 hours of the visit.