Self-Manage or Hire a Property Manager? A Real Estate Investor’s Guide

Should you self-manage your rental property or hire a property manager? In this episode of Real Estate Returns, CPA Greg Seay sits down with Parker Touchton of Pinewood Management, who manages nearly 70 short-term, mid-term and long-term rentals across Northwest Arkansas and owns both types himself. We break down what property managers really charge (8% to 10% for long-term rentals, 20% to 25% for Airbnbs), the hidden costs of self-managing a short-term rental, the red flags to watch for when hiring a manager, and how your property manager's hours can make or break the short-term rental tax loophole. In this episode: ✔ Property management fees for Airbnb vs. long-term rentals ✔ Why "gross vs. net of cleaning fees" changes what you pay ✔ Hidden fees to ask about before you sign ✔ What property should never be a short-term rental ✔ When to convert an Airbnb to a mid-term or long-term rental ✔ Short-term rental regulations in Bella Vista, Fayetteville and Jasper ✔ How your property manager affects the 100-hour material participation test ✔ The tax records your property manager should give you at year end ✔ How to decide when it's time to hire a property manager CHAPTERS 0:00 Intro 0:43 Meet Parker Touchton, Pinewood Management 1:31 Why he started self-managing his first Airbnb 2:04 Property management fees: long-term vs. short-term 4:42 Why your property manager needs a real estate license 7:03 What Airbnb owners underestimate 8:27 What property should never be a short-term rental 10:22 Converting an Airbnb to a long-term rental 11:35 Mid-term rentals explained 12:50 Short-term rental regulations in Northwest Arkansas 15:08 How property management fees and repairs work 17:46 Hidden fees to ask about 19:51 Red flags when hiring a property manager 21:37 What makes a great (or bad) owner 24:33 Who owns the Airbnb reviews? 26:20 Short-term rental loophole and material participation 28:35 Year-end owner statements and 1099s 30:36 Occupancy and tourism taxes 31:57 Advice for first-time rental investors 32:51 Self-manage or hire a property manager? 34:10 How to reach Pinewood Management RESOURCES Pinewood Management: https://pinewoodmanagement.com Work with Cornerstone CPA: https://rei.cpa Read the blog post: https://rei.cpa/blog/20261012 LISTEN ON Apple Podcasts: https://podcasts.apple.com/us/podcast/real-estate-returns/id1640330438 Spotify: https://open.spotify.com/show/4sUygCOxAzBg9Rc6nCLbgt Subscribe on YouTube: https://www.youtube.com/@reicpa/ Real Estate Returns: where the returns you earn meet the returns you file. This video is for general educational purposes only and is not tax, legal or investment advice. Consult a qualified tax professional about your specific situation. #PropertyManagement #RealEstateInvesting #ShortTermRental Watch on YouTube