What We Do

Finding Tenants

You can use your own agent or one of the army of agents we have to take care of the entire process for you.

  • Licensed Agent – Ours or Yours
  • All Showings
  • All Marketing – Internet and MLS
  • Landlord Friendly Lease Package Available
  • Credit, Criminal AND National Eviction Database Screening at NO COST
  • Turning and Cleaning Management Included
  • Direct Alignment with Owner to find Best Tenant

Managing Tenants

We will manage the entire process of your property from end to end and you will be able to watch as everything happens online with time-date-stamped record tracking and direct depositing of funds directly into your account.

  • Private Portal For Owners and Tenants
  • Owner Anonymity
  • Secure Online Document Storage
  • 20+ Different Accounting Reports
  • Live Online Clickable Income Statements
  • Tenant Requests Time-Date Stamped with Digital Photography
  • Projects Tracked From Inception To Completion
  • Communicate via Call, Text, Email, Portal
  • Automated Late Fee Process
  • Eviction Process Fully Managed
  • Online Billing, Payment and Direct Deposit Included
  • Full Inspection Reporting and Archiving Integration

Project Repairs and Tracking

Utilizing our 24-HR service, you and your tenants can use any vendors you like or select one of our preferred vendors to manage anything that happens in your property to successful completion.

  • Licensed and Insured Contractor – Ours or Yours
  • Tenant Requests Time-Date Stamped with Digital Photography
  • Projects Tracked From Inception To Completion
  • Owner Specified Approval Amounts
  • All Job Sizes – Biggest to Smallest
  • All Job Types – Snow Removal, Landscaping, Pest, etc.

Financial Optimization Audit

@Abacus we know what it takes to maintain and enhance a properties value. We understand that a property can be a home AND an investment and that both are important. We focus on the property and the bottom line. In our years working with investors we have gained considerable knowledge regarding the specific dials to turn to optimize the available capital capability to maximize and maintain the financial health of the property.

  • Initial Financial Health Assessment
  • Optimized Budgetary Analysis
  • 24/7 Secure Access to All Documents
  • Online Cash Management – Rent/Dues
  • Custom Reporting – P&L, B.Sheet, etc.
  • Vendor Oversight & Bidding
  • Annual Tax Accounting/CPA Returns
  • Online Community Forum

Site Optimization

@Abacus we understand the value of a property is more than just the bottom line financials. We provide weekly cleaning with the necessary recycle and trash management. We also provide monthly inspections with checklists available online to ensure upkeep. We also can manage any capital improvements, from bidding to state final inspections. We have experience replacing fire alarm batteries, as well as complete rehabs through new construction and community development.

  • Site Optimization Audit
  • Client Comfort Level and Rapid Response
  • Online Work Order Processing
  • Project Management
  • Development / Remediation
  • Daily/Weekly Property Cleaning
  • Regularly Scheduled Garbage/Recycling
  • 24/7 Emergency Hotline
  • Monthly Property Inspection Reports
  • Vendor Oversight & Bidding
  • Annual Tax Accounting/CPA Returns
  • Online Community Forum

Client App

@Abacus our unique Client Application Portal reassures clients that their property is being well-maintained and will be receiving the attention that it needs. With the security and ease-of-use of our Client Application Portal, everything is at your fingertips, no matter where you are in the world, no matter when you need to know.

All Your Data – Securely In The Cloud

  • 24/7 Access Anytime, Anywhere
  • Bank-Level Security,Co-Located, Redundant Data Backup
  • Complete General Ledger Accounting w/Staff CPA
  • Online Payments – eCheck, Credit Card, ACH
  • Complete Online Work Order Processing – Time/Date Stamped
  • Digital Photography Archived – Before, During, and After Event Management
  • Community Communication Website
  • Complete Check Processing
  • Online Vacancy Management
  • Full Inspection Reporting and Archiving Integration
  • 24/7 Emergency Hotline
  • Rental Advertising and Marketing
  • Authenticated Online Access – Owners and Residents
  • Unlimited Document Storage/Management Capabilities
  • Completely Customized Financial Reporting
  • Unlimited Budget Customization
  • Run Financial Reports On Demand
  • Direct Access for Your CPA


@Abacus we have a core belief in utilizing technology to leverage communication and everything that is ever done at your property is hyper-transparent and available to you 24-HR a day. Everything in our Client Application Portal is always available to you with real-time updating and on-demand reporting. This even includes a live Income Statement with drill down capability to see exactly what, where and when everything happened – true down-to-the-penny detail. Combined with our unique technology platform integrations, your money is your money, will be direct-deposited into your accounts and the possibilities of missing funds eliminated.

6 Reasons to Work with Us

Frequently Asked Questions

As the owner of a small-scale rental property, you may be on the fence about whether or not to use a property management company. Especially if you’ve never managed an income property, it can be tempting to assume that property management duties amount to “find tenants, sign lease, receive rent check,” along with handling some minor maintenance issues from time to time.

In reality, managing tenant relations, staying on the right side of the law, being on call for any emergencies that come up, staying on top of home maintenance, conducting periodic property inspections, and handling the accounting and taxes can be a time-consuming effort.

@Abacus we have developed systems and processes that allow us to manage all of the above with maximum efficiency. Our expertise allows us to prevent problems before they arise, as well as handle any issues that do come up with minimum disruption to your revenue stream.

@Abacus we will treat your investment as if it were our own.

Although it is rare to find good, reliable property management companies for smaller investment properties, it can be the difference between one of the greatest assets you will ever own or a money pit. @Abacus, our goal is to maximize your property’s overall profitability as well as the day to day management of comprehensive services that range from finding and screening tenants, to handling emergency maintenance, to keeping the books and preparing year-end taxes.

For what usually amounts to a $100.00-$200.00 per month, you can outsource all of the responsibilities related to managing your rental property. When you weigh that fee against the 10-15 hours per month you’d likely spend managing the property yourself, not to mention being constantly on-call in case of emergency, the tradeoff becomes instantly clear.

Abacus, we are experts at preventing vacancies and turnover costs, the two factors that can sink your profit margins almost instantly. As the owner of a single-family rental home, keeping your property filled is especially important—your total revenue is likely generated by a single set of tenants. We also specialize in Landlord friendly leases which can greatly increase the amount of leverage you have to keep your property safe from the beginning. Ask about our packages today.

Not for anyone – owner, tenant, association member, vendor, etc.


As a first time homeowner with first time tenants I valued the personal touch and informed team at Abacus Avenue Property Management. Thanks to Abacus I was able to better navigate and understand all the aspects and options I had as a landlord to facilitate a good resolution; with the help of Marc & Lisa I will have successfully reclaimed my property on an agreed date and time. A potentially nerve wrecking and anxiety producing situation was allayed by Abacus advising me in the right direction.

Elizabeth C. Rental Property Owner