Property Manager - Turnaround Specialist

Job Description

Job Description

Position Overview

JVL Property Management is seeking an experienced, results-driven Property Manager – Turnaround Specialist to take full operational command of Grand Manor Sunridge Apartments in Flint, Michigan. This is a distressed asset with low occupancy and significant operational challenges. We are not looking for someone who can maintain a stabilized property — we need an operator who can transform one.

This is a high-stakes, high-reward leadership role. The person we hire will have full authority and accountability over leasing, operations, collections, maintenance, and team leadership. In return, they will be compensated at a level that reflects the difficulty of the work and rewarded significantly for results.

If you have turned around a distressed property before — you understand the challenge, and you want another opportunity to prove what you can do — this role was built for you.

Key Responsibilities

Occupancy Growth & Leasing

• Drive occupancy as the absolute top priority — aggressive, consistent, daily leasing execution.

• Oversee all marketing and leasing activity to maximize qualified applications and signed leases.

• Ensure all available units are actively marketed across all platforms and leased with urgency.

• Develop and implement creative leasing strategies tailored to the Flint market.

• Monitor leasing performance daily and adjust strategy to accelerate results.

Operations & Systems Management

• Maintain full command of property operations at all times — no gaps, no excuses.

• Ensure all property data, leasing activity, work orders, and reports are accurately maintained in AppFolio (non-negotiable).

• Implement structure, discipline, and accountability systems across all operations.

• Submit weekly performance reports covering occupancy, delinquency, collections, and work orders.

• Identify operational inefficiencies and implement solutions quickly.

Team Leadership & Accountability

• Lead, manage, and hold accountable all on-site leasing staff and maintenance team members.

• Set clear performance expectations and enforce them consistently.

• Coordinate closely with team members to ensure efficient unit turns and seamless operations.

• Build a culture of ownership, speed, and accountability on-site.

Maintenance & Unit Turns

• Oversee all maintenance operations — ensure work orders are completed on time, every time.

• Drive fast, efficient unit turns to minimize vacancy loss and accelerate occupancy growth.

• Coordinate with vendors and contractors to ensure quality and speed of work.

• Inspect units before and after turns to maintain property standards.

Rent Collection & Delinquency Control

• Enforce rent collection policies firmly and consistently.

• Actively manage and aggressively reduce delinquency.

• Follow legal eviction procedures when necessary — with speed and documentation.

• Maintain accurate financial records and ensure collections align with property goals.

Base Salary

$85,000 – $100,000 per year, depending on:

• Depth of distressed-property and turnaround experience

• Demonstrated occupancy recovery track record

• Leadership capability and team management history

• Leasing and collections performance history

• Overall operational execution ability

Performance Bonus Structure

Bonuses are tied directly to measurable results at the property level:

Milestone / Achievement

Bonus Amount

Type

Occupancy increases by 5% from baseline - $1,000 -Occupancy Bonus

Occupancy reaches 70% - $2,500 - Milestone Bonus

Occupancy reaches 85% - $5,000 - Stabilization Bonus

Additional retention and stabilization milestone bonuses may be awarded at management's discretion based on overall property performance, NOI improvement, and operational transformation results.

Benefits Package

Health Insurance - Company contribution or health insurance allowance provided

Paid Time Off - Paid vacation days and paid holidays

Phone Allowance - Company phone or monthly phone allowance

Mileage Reimbursement - Mileage reimbursement where applicable

Relocation Assistance - Possible relocation assistance for highly qualified out-of-area candidates

Growth Opportunity - Direct path to expanded responsibilities as portfolio grows across multiple states

Required Experience

• Proven experience managing multifamily residential properties.

• Demonstrated success with distressed, low-occupancy, or turnaround properties — this is not optional.

• Strong background in leasing, marketing, collections, and full-scope property operations.

• Proficiency in AppFolio or equivalent property management software.

• Experience leading and managing on-site teams (leasing agents, maintenance staff).

• Ability to work under intense pressure and deliver measurable results with speed.

• Excellent communication, documentation, and reporting discipline.

Preferred Qualifications

• Experience managing properties in Michigan, the Midwest, or comparable distressed urban markets.

• Track record of recovering occupancy from below 50% to stabilized levels.

• Experience navigating difficult collections environments and delinquency reduction.

• Familiarity with Flint or similar challenged housing markets.

• CAM (Certified Apartment Manager) designation or equivalent certification.

You have turned around a distressed property before.

You thrive under pressure and see challenges as opportunities.

You take full ownership of results — no excuses.

You are proactive, aggressive in leasing, and solution-driven.

You can lead a difficult team and enforce accountability.

You move fast and execute with discipline every day.

THIS IS NOT FOR YOU IF...

You only know how to maintain already-stabilized assets.

You are looking for a low-pressure, routine management role.

You make excuses when things get difficult.

You wait to be told what to do before acting.

You struggle to hold people accountable consistently.

You are comfortable with slow timelines and missed targets.

We are not offering a comfortable, predictable job. We are offering a career-defining opportunity for the right operator.

• Real Upside: This is one of the few PM roles where your direct execution translates into significant bonus income. Strong operators earn well above the base salary through performance incentives.

• Full Authority: You will have the autonomy and resources to run the property your way — the right way. We do not micromanage execution; we hold you accountable for results.

• Portfolio Growth: JVL Property Management is scaling across multiple states. Operators who perform here have a direct path to expanded roles, asset oversight, and leadership advancement.

• Meaningful Impact: You will lead a real transformation. The work is hard — but the results are visible, measurable, and significant.

• Performance Culture: We are building a company of owners, not employees. The people who thrive here are the ones who want accountability, speed, and growth.

The right Property Manager at Grand Manor has the opportunity to stabilize a multi-million dollar asset, generate significant bonus income, and establish themselves as a proven turnaround operator within a growing multi-state portfolio.

Our Standard

JVL Property Management is a performance-driven organization. We move fast, execute with discipline, and expect measurable results. We do not tolerate slow execution, poor communication, or lack of accountability.

We would rather pay significantly more for a high-performer who stabilizes this property than continue losing revenue from weak management, slow leasing, and operational instability. A strong operator at Grand Manor creates millions of dollars in value. We compensate accordingly.

If you are looking for a traditional, low-pressure property management job — this is not the right opportunity for you. If you are looking for a challenge with real reward — we want to talk to you immediately.

How to Apply

We are moving fast. Applications are being reviewed and interviews are being scheduled within 24–48 hours of submission. Do not delay.

To be considered, submit ALL of the following. Incomplete applications will not be reviewed:

• Resume: Up-to-date resume highlighting multifamily and distressed-property experience.

• Cover Letter: Briefly describe a distressed or low-occupancy property you managed. What was the occupancy when you started, what actions did you take, and what were the results?

• Video Introduction (2–3 minutes): Introduce yourself on camera. Tell us your experience with turnaround properties, your management philosophy, and why you are the right person for this role.

• References: Provide at least 2 professional references from previous employers or property owners.

• Expected Salary: State your expected base salary within the $85,000–$100,000 range and note any other compensation expectations.