St Louis Property Management FAQs

What is AMOSO? What does AMOSO mean? What does AMOSO stand for?

This is the number 1 most common question we get asked. AMOSO is an acronym. When our Founder, Joe Ord, bought his first rental property he decided to name the holding company after the women in his life. His oldest Daughter’s name is Allyson (A) Michelle (M) Ord (O) and his wife at the time was Sanja (S) Ord (O), combining them makes AMOSO. Fun Fact: When Joe’s youngest Daughter was born, he named her after her Grandma, Anna Margaret, so she gets to be the AMO in AMOSO as well!

I need to review the management agreement before I make up my mind will you send me one?

Absolutely, please request one using this link: Sample Management Agreement

I want to purchase a property in St. Louis or St. Charles, will you do a rental analysis for me?

Sure thing – complete this form and get a Free Rental Analysis from us.

I want my Rental Property Listing to Stand out, is there anything EXTRA you can do to help my property rent faster?

Yes we have found that 3D virtual tours have been helping potential tenants get excited about our listings before they even see them, and in some cases have generated applications before they even saw the property! We would be happy to generate these 3D tours for your property and use them all over the internet for your marketing. The cost is $100 per 3D tour. Check out an example tour by clicking here.

I have 10, 20, 50, 300 homes I want you to manage, do you provide a volume discount?

No. As much as we would love to get your large portfolio of business, we cannot cut our single family rates to get it. We have set our flat rate fee structure so that we can afford to provide you with Excellent Service and if we cut our rates we will not be able to meet the quality and Excellence expectations our clients demand. Whether you are bringing us 1 property or 1000 properties, the amount of work per unit is the same, which requires our rate to be the same.

Why can’t you give me a quote over the phone for my apartment complex?

Unfortunately, we need time to review the details of your apartment complex. How many units, and the unit mix. What is the current vacancy rate, and rent roll? Does the complex require a full or part-time on site manager. How is maintenance currently being handled at this location? How should maintenance be handled at this location. Does the complex have HUD funded requirements that are being or not being met? We like apartment complexes and we will customize a program and price to fit your needs, please give us an opportunity to review your project!

How does AMOSO Properties market and advertise properties? “Bottom Properties” as said they will manage my properties for 8%, 7% etc. Will you meet the price?

No. Our price for single family units is $69/$89/$109 per mo/unit depending on the management service level you select. If we reduce our price will have to sacrifice services and quality of services we can provide. We understand bottom line is a big consideration in cash flow, so if you choose to go with the cheap guy, we get it, but make sure you review the fine print. A lot of discount Property Managers will slide in undisclosed fees, such as security deposit collection fees, or monthly minimums.

I want to manage the property myself, but need help leasing it, will you do Leasing Only?

No, Successfully Leasing a property is not just about accepting an application, It’s about the whole experience, from showing, to application to Lease Signing to Move-In. Our goal is to build upon these experiences with your tenant so they want to live with you for a long time. We cannot effectively do this if we just accept and application and “pass the buck.”

What is your Termination Policy?

For owners with 20 rental units or less, we allow them to cancel management with us at anytime for any reason with 30 days notice.

How much do you charge?

We believe in full pricing disclosure, please visit our Pricing Page.

I am thinking about buying a rental property in St. Louis or St. Charles, will you give me your opinion on a property?

Of course. Please fill out our contact form, and Joe will personally call you to discuss the property you are thinking about purchasing. This is free because talk is cheap 😉

I want to purchase a property in St. Louis or St. Charles, will you go by the property and let me know what you think of it?

This is a service we do provide. We will go to the property, take photos, and provide a property condition opinion, along with a report of our findings. The cost of this services $175 per property analysis. A free rental analysis is included with this service.

Why won't you manage my rental property?

At AMOSO property management we strive to help as many rental property owners as we can, but we are selective in the properties we choose to take under management. While building our own portfolio of properties we developed a set of minimum standards that our own properties must meet. These standards are what has made us a sought after landlord in the market, and we wish to maintain this reputation. We will not take on a property if the owner is not willing to meet these standards or properly maintain his or her unit. Sometimes we will deny management on a property based on its locality due to crime rates. The safety of our personnel in the field is very important to us. Locality plays a factor in the rent ability of a unit as well. There are some cases where due to external conditions, renting properties in certain areas is very very difficult, even for leasing experts like AMOSO. If we feel we can’t lease a property for any reason we will tell you. If the reason is correctable we will encourage you to make those corrections, and then we will reconsider our management decision. If the problem is not correctable we will just politely decline the opportunity.

Other Property Managers charge their fee on Security Deposits, why don’t you?

Our policy on security deposits is simple. A security deposit is meant to secure a home. If the tenant takes care of the home, they will be due their entire security deposit, and we do not feel a property owner should have to come out of pocket to make up a fee to pay a tenant a full deposit.

Do you only manage Single Family Homes?

No, We manage Multi-Family, Apartment Complexes, Commercial Buildings and HOA as well.

Why won’t you manage my 1 bedroom units?

In most cases AMOSO does not take on 1 bedroom homes, or apartment complexes with only single unit apartments. This is purely a company decision on what types of properties we wish to manage. AMOSO will manage 1 bedroom units as part of a larger complex with a mix of different size units.

What is your Vacant Property Policy?

We do not manage conically vacant properties. Of course there is vacancy experienced prior to Leasing placement and in between tenancies at a property. Chronically vacant properties are those properties that an owner has no interest in fixing to make rent ready and cannot pass code requirements to Lease. If an Owner has a long term vacant property has part of a larger portfolio we manage, and due to that owners financial model the vacancy must remain, we will manage it under our Vacant Property Program Rates, separate from our standard management rates. If this is a concern, feel free to contact us.

I have 20+ rental units, why won’t you let me cancel at any time?

We strive to exceed expectations at all times, and when packages get to be greater than 20 units, naturally they require more effort and more resources, which often means greater investment on AMOSO’s side. When deciding to take on a new client of your size we carefully analyze our resource allocation, and part of this calculation is an annualized Income/Expense and Profit analysis. In order for us to commit our resources to your business we need a commitment from you as well for at least a year. As always if you want to discuss this further, please contact us.

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What People Are Saying About Us

"I rented my house out for several years without utilizing a property management company and it was an awful experience! I then decided to use AMOSO to manage my property and have used them for the last 6+ years. What a difference! The peace of mind AMOSO provided was well worth the management fees, which I thought were very reasonable. Highly recommend to anyone looking to rent out their property."

Chastine Hoffmann

Property Owner

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About Us

Amoso Properties has been involved in St. Louis Property Management and the local real estate & rental markets for years. We understand the price points, the tenant pool, and the local vendors and contractors. AMOSO will Work Hard for you!

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