Remote Owners’ Guide to Fort Myers Property Management

Posted on 2025-12-12 01:07:43

Owning a rental in Fort Myers even as dwelling some distance away can believe like guidance a boat from shore. You can see the horizon, but you don’t perpetually suppose the currents. The good property manager becomes your captain on the water, no longer simply managing upkeep and rent yet longing for weather, interpreting the regional industry, and conserving your asset via the Gulf Coast’s enjoyable rhythms. I’ve managed and owned leases across Southwest Florida, inclusive of long-term properties inland and holiday condos close the beaches. Fort Myers rewards homeowners who plan cautiously and spouse effectively. This guideline affords you the practical judgements, numbers, and judgment calls you’ll make as a far off owner.

The Fort Myers context: what distance changes

Fort Myers isn’t a monolith. You have gated golf communities with strict HOA regulations, suburban neighborhoods with good faculty draws, riverfront condos, and weekly excursion rentals that surge for the time of January through April. Hurricane season runs from June via November, insurance charges have climbed in recent years, and contractor availability can tighten after storms. If you reside out of kingdom, timing and consider be counted greater than they do for nearby proprietors.

Distance turns straight forward projects into logistical puzzles. A leaky give line located on a Thursday night demands a seller you already vetted, a tenant who trusts your supervisor, and a technique that information every part for your insurance coverage dossier. On the upside, Fort Myers draws authentic long-term tenants working in healthcare, logistics, and hospitality, and it sees amazing tourism that powers quick-time period demand. The trick is installing your private home to the correct call for circulation, then construction strategies that paintings whether or not you might be two miles away or two time zones.

Choosing your lane: long-time period, mid-time period, or vacation rental

Your first great resolution isn't very which Property Manager Fort Myers manufacturer to lease, yet what roughly condo you wish to run.

Long-time period rentals change volatility for predictability. Twelve-month leases lessen turnover quotes and are without problems compatible with such a lot HOA bylaws. Mid-time period stays, continuously three to six months, can capture vacationing nurses and relocating authorities, exceedingly near hospital corridors. Vacation leases bring the very best abilities gross source of revenue, enormously from January to April, yet require diligent compliance, lets in wherein perfect, and 12 months-around guest carrier.

I’ve obvious house owners chase height nightly premiums handiest to come across their condo association disallows remains shorter than 30 days, or calls for in-grownup money-in. The top assets management Fort Myers rentals approach starts with your governing archives, then layers in useful occupancy assumptions. A dwelling house east of I-seventy five, set up for families with garages and yards, basically shines as a long-term apartment. A residence on or close Sanibel, whilst approved, ought to justify a legit short-time period operation. Private belongings management Fort Myers organizations usally have a niche. Some excel with HOA-heavy communities, others with trip condo management agencies Fort Myers, FL genre Property Management visitor operations.

What a assets manager in truth does for a faraway owner

A strong property supervisor is your proxy. The negative ones purely bypass messages and bill you for the inconvenience. The change suggests up in the details:

Tenant or guest sourcing that fits your asset and principles. Strong listings, caliber photos, and localized reproduction bring about larger renters and fewer headaches. Screening tied to the regional danger profile. In Fort Myers, verifying condo background matters as so much as credits rankings, and pet policies deserve to mirror ground and yard realities in place of wishful pondering. Vendor networks with negotiated quotes and duty. After a significant typhoon, it really is the place managers earn their fee. Owners who rely upon call-a-chum strategies pay greater and wait longer. Compliance focus. From Lee County allowing to rental arrangement restrictions approximately bicycles on balconies, small misses can trigger fines or friction with pals.

Property Management deserve to additionally really feel proactive. You must always see repairs triage with pix and invoices, lease renewal thoughts, hire evaluation tied to actually comps, and seasonal readiness plans. On holiday rentals, search for salary administration that uses native calendars, no longer time-honored national averages.

What does a estate control charge hide?

The most typical question from new far off proprietors is what exactly they may be deciding to buy. The commonly used rate covers core operational initiatives. That ordinarilly includes marketing the assets, tenant screening, lease execution, employ assortment, renovation coordination and dispatch, bookkeeping with month-to-month statements, and tenant members of the family. On short-time period leases, the value may want to hide listing administration, dynamic price variations, visitor messaging, coordinating cleans, and essential restocking.

Additional rates may possibly practice for leasing, rent renewals, evictions or felony notices, inspections, and top task oversight. Read the contract line by means of line. In Fort Myers, sturdy firms are transparent about billable goods and do now not pad repairs invoices with undisclosed markups. If they do practice a coordination surcharge, it should still be observed without a doubt, capped, and tied to extra importance consisting of after-hours reaction.

What is the overall belongings leadership expense in Florida?

For long-time period leases, the statewide stove on the whole runs 8 to 12 percentage of per thirty days hire for ongoing leadership, with a separate leasing charge equal to approximately half to a complete month’s appoint. Fort Myers has a tendency to sit close the core of that spectrum. Renewals might raise a modest flat fee, continuously some hundred bucks.

Vacation rental control groups Fort Myers, FL section aas a rule rate 15 to 30 p.c of gross booking earnings. That stove relies at the scope: full-provider agencies with salary administration, 24/7 visitor beef up, and resort-grade housework take a seat on the bigger stop. If a quote is some distance below the marketplace, predict reduced service, locked-in dealer possibilities, or competitive accessories.

What assets management expenditures are known?

Expect the subsequent to be fashionable and reasonably priced if disclosed:

A leasing expense for brand new tenants or a share for preliminary guest onboarding if short-term. A renewal payment for lengthy-time period rentals, oftentimes smaller than the leasing fee. A upkeep coordination price, both equipped into the administration percentage or a small surcharge per process. An inspection money for documented walk-throughs with images. Ancillary bypass-throughs like credit determine prices or advertising boosts for premium checklist placements.

Watch for double-dipping. For instance, if a supervisor collects a top management percentage and additionally provides heavy markups on protection whereas restricting your means to apply 1/3-occasion distributors, query the constitution. Ask how they tackle after-hours emergencies and what these calls can charge. The purpose is alignment: they must make greater while your house earns more and spend your cash love it’s theirs.

The 80/20 rule in property control, and why it matters

What does the 80/20 rule imply in estate management? In observe, more or less 20 percentage of tenants or tasks rationale eighty % of the complications. This seriously is not a math facts, it’s a sample. For a far off owner, the lesson is to make investments seriously in preventive paintings that eliminates the challenge-companies minority. Good screening, clear hire clauses, and a radical movement-in orientation reduce your luxurious exceptions. On the repairs side, addressing a $a hundred and twenty rest room seal now more often than not avoids a $1,2 hundred subfloor restore later. In vacation rentals, a detailed residence guide and consistent pre-arrival messages cut down after-hours calls by means of the majority, leaving your manager free to recognition on prime-affect matters.

Does assets leadership embody cleansing?

For lengthy-term leases, universal leadership does now not incorporate habitual cleaning. It does contain circulation-out coordination and might embody turnover cleans and professional carpet cleansing, sometimes billed to the tenant or proprietor consistent with the rent. For brief-time period leases, cleansing is essential. Your supervisor will schedule cleans among site visitors, investigate cross-check exceptional, and be sure that elements are stocked. In Fort Myers, skilled home tasks units the tone for studies. A single ignored oven refreshing all over top season can wipe out a week’s goodwill. Property administration Fort Myers reports ordinarily hinge on cleanliness scores and response time, which in an instant have an impact on your seek score on booking platforms.

Insurance, storms, and the off-season

Fort Myers lives with the Gulf. A supervisor who communicates in the past, for the period of, and after storms is valued at their check often over. Pre-hurricane, your manager will have to trustworthy backyard furnishings, fee drains and sump pumps, photo the belongings for baseline data, and be sure your coverage info are accessible. Post-hurricane, instant exams with date-stamped snap shots and supplier scheduling make the distinction for claim timelines.

Insurance costs have risen throughout Florida. If your policy renews whilst you might be out of kingdom, a educated assets manager can supply underwriters with preservation and improve data, inspections, and compliance bureaucracy to lend a hand your broking keep efficiently. While managers aren’t insurance coverage retailers, they recognise which documents vendors request and may also help circumvent delays that leave a belongings underinsured throughout the time of peak probability months.

Pricing as it should be with out being at the ground

Long-term rents in Fort Myers can differ block with the aid of block depending on university zones, HOA facilities, and shuttle occasions. The splendid comps are signed leases from the prior 3 to six months for related condition houses, not simply indexed expenditures on larger portals. When a manager gives a rent advice, ask for at least 3 closed comps, not simply lively listings. For brief-term rentals, look for occupancy and average day-by-day price knowledge over various seasons, together with the shoulder months of May, September, and early December.

I once took over a estate wherein the earlier manager bragged approximately reaching pinnacle-dollar hire. They had, for the primary month. Then the tenant broke lease attributable to unmet maintenance grants and a poorly handled HOA gate get entry to limitation. Vacancy plus felony costs erased the top class. Sustainable pricing beats trophy pricing, pretty for far off house owners who depend on continuous dollars flow.

Onboarding a Fort Myers estate manager the true way

You in basic terms get one first handoff. Treat it like a genuine mission. Gather governing information, warranties, equipment manuals, keys and fobs, gate codes, pool carrier schedules, pest handle contracts, and prior protection history. If you've got a residence guaranty, rfile claim techniques and dealer suggestions. Your supervisor needs to degree rooms for properly record details, graphic every part, and advocate preventative fixes in the past list.

For condos and HOA-managed communities, proportion the maximum latest principles and alertness forms. Some associations require tenant interviews or hinder trucks and quick-term remains. Property Manager Fort Myers groups who paintings these communities day-to-day can more often than not expedite approvals, yet they desire full and proper documents.

How to wreck a property administration agreement?

Sometimes the relationship isn’t top. Read your agreement’s termination clause prior to you sign. A reasonable contract lets in termination with be aware, frequently 30 days. Fees would possibly embody an inexpensive early termination fee to disguise sunk marketing bills, and preservation for a manager’s commission on a tenant they located for the life of that rent. Avoid contracts that properly catch you by means of claiming indefinite commissions after termination or hefty liquidated damages for switching enterprises.

If you need to go out, send written realize in step with the contract, assemble all documents and keys, nontoxic tenant deposits in line with Florida necessities, and time table a transition call among managers. Maintain professionalism. A clean handoff protects your asset and repute. Most managers decide upon a instructed, cooperative go out over a lingering sad patron.

Vetting managers beyond the revenues pitch

Anyone can shine in a conference room. You prefer the operational reality. Ask to determine a redacted per month proprietor declaration. Review their renovation workflow of their instrument. If they use AppFolio, Buildium, or similar, they could train you how paintings orders, snap shots, and invoices happen. Ask who truthfully solutions the mobilephone at 9 p.m. on a Saturday in July whilst the AC fails. In our local weather, HVAC reaction isn’t a nice-to-have. It’s compliance with habitability and a massive review driver.

Property management Fort Myers comments let you know approximately styles, yet study them seriously. Do the terrible stories core on communication gaps? Fee confusion? Slow preservation? Compare responses throughout time. A fresh cluster of complaints approximately new staff may perhaps replicate creating pains. Call two modern-day householders who've been with them not less than a yr. Ask those house owners what shocked them and what they hope that they had acknowledged.

The mechanics of check: deposits, have confidence money owed, and payouts

Florida requires strict coping with of safety deposits and appoint. Your assets manager may want to handle adequately specific belief debts and offer certain ledgers. Confirm while owner draws take place, mainly mid-month after rents clean and expenditures put up. Ask how they care for partial funds and overdue bills. A regular past due cost coverage teaches tenants the cadence of check and reduces exceptions.

For excursion rentals, align cost allocation between proprietor and visitor. Cleaning expenses are quite often surpassed because of to friends, however the manager nonetheless controls pleasant and pricing. Transparent statements may want to teach gross bookings, platform fees, cleansing expenditures, taxes, management money, and web payout. In Lee County, visitor growth taxes apply to quick-term stays. Your manager ought to check in, compile, and remit successfully, and clarify how the accounting appears for your statement.

Maintenance in Fort Myers: real looking realities

Salt air, sunlight, and humidity shorten the lifestyles of exterior paint, caulk, and door hardware. Irrigation approaches nibble at your water invoice if left unchecked. AC approaches desire consistent filter out variations and coil cleansing to preclude summertime breakdowns. The most useful managers endorse a seasonal maintenance plan: spring AC provider, fall roof and gutter assessments, periodic irrigation audits, annual pest regulate, and a effortless hurricane package for the belongings that comprises window insurance policy hardware, sandbags wherein desirable, and dealer contacts taped in the electrical panel closet.

I’ve realized to pre-authorize small restoration thresholds. Give your manager authority to approve, for instance, as much as $three hundred with no calling you, with footage and receipts integrated on your portal. That gets rid of delays for urgent yet minor fixes whilst protecting you within the loop on larger costs. On better initiatives, require two quotes unless it’s an after-hours emergency or a seller you have preselected.

Leasing main points that prevent complications later

For long-time period rentals, lease clarity saves you greater than any single advertising and marketing trick. Spell out backyard care everyday jobs, filter out replacements, battery modifications on smoke detectors, and pool protection. Pet clauses should always pick out animals by name and weight, embrace pet hire or prices, and outline pet smash beyond overall wear. If the assets has hurricane shutters, kingdom who deploys them and less than whose path. When you may’t be there, the rent is the education handbook each person will reference.

Move-in and stream-out stories may want to embody dated pix. A wonderful property supervisor Fort Myers legitimate captures countless numbers of portraits throughout surfaces, appliances, and exterior prerequisites. That proof streamlines deposit decisions and decreases disputes. When householders reduce corners on documentation, deposit deductions turn out to be guesswork and can create prison probability.

Technology that actually helps should you are remote

Owner portals are in basic terms advantageous in the event that they replicate real-time documents. Before you sign, ask the supervisor to show you a live portal for a sample belongings, with work orders and message threads visible. For excursion leases, request a look into their salary leadership dashboard. You favor dynamic pricing recommended by way of nearby events inclusive of spring coaching, Edison Festival, and faculty breaks, now not countrywide averages that omit Fort Myers’ calendar.

Smart residence contraptions can aid, however settle on in moderation. Smart locks with distinguished codes per guest or tenant simplify access leadership. Wi-Fi thermostats shrink emergency calls by using catching HVAC anomalies early. Flood sensors beneath sinks can shop heaps of bucks. Your manager must possess the setup and reset job, no longer you, and instrument choices need to paintings with their platforms so not anything depends on you being awake in a different time zone.

ROI considering: in which the returns extremely come from

Remote house owners commonly focal point on payment possibilities even though missing yield levers that remember more. A vacant week charges you a long way extra than a one % management check spread. Faster turns, bigger tenant retention, and fewer predominant repairs are the quiet drivers of go back. I even have visible a $400 pre-listing refresh, which include paint contact-united states of americaand a deep clear, decrease vacancy via two weeks and pay for itself countless occasions over. On excursion rentals, skilled pictures will increase conversion costs in a way that dwarfs its settlement.

If you propose to grasp a property for 5 to 10 years, set an annual capex price range. In Fort Myers, roofs, ACs, and exterior paint cycles aren't if but when. Your supervisor ought to endorse a multi-year agenda and hard rates so that you are usually not ambushed for the duration of the summer whilst dealer queues are long.

Private boutique vs increased agencies: change-offs that matter

Private estate administration Fort Myers boutiques incessantly carry confidential cognizance, swifter choice-making, and regular elements of touch. Larger agencies can convey wider dealer networks, more advantageous expertise, and more effective after-hours insurance plan. I’ve worked with the two. The most sensible have compatibility relies on your own home model and your tolerance for standardization. If you possess a complex excursion dwelling with a pool, dock, and custom finishes, a boutique supervisor with stable concierge-variety oversight is probably foremost. If you very own a portfolio of townhomes throughout varied communities, a bigger group with standardized strategies can scale back variance and save reporting steady.

Red flags whilst interviewing managers

Take notes on specificity. “We answer protection requests briskly” says nothing. “Average paintings order response time closing region become three.2 hours at some stage in company hours and 7.1 hours after hours, with ninety two p.c. resolved inside of two visits” is helpful. Ask them to show you the after-hours escalation tree. If they're able to’t, expect it doesn’t exist. Press on tenant variety ideas. Vague solutions like “we use a 3rd-get together display screen” with out thresholds for earnings, debt-to-profits, apartment historical past, and eviction tests ought to give you pause.

Fee clarity is nonnegotiable. If the inspiration includes words like “as wanted” next to most important price different types, ask for caps and examples. Good managers should not protective approximately costs. They know what it takes to supply outcome during this market.

A ordinary distant-owner startup checklist

Confirm felony compliance: hire templates compliant with Florida law, deposit managing, and vacationer tax registration if brief-term. Lock down your documents: HOA policies, enables, prior leases, keys, vendor warranties, and insurance plan policies in shared get entry to. Set protection thresholds and seasonal schedules in writing together with your manager. Align verbal exchange cadence: monthly updates plus rapid indicators for described situations. Establish pricing procedure with comps or occupancy facts and agenda quarterly comments.

When studies and referrals disagree

Property administration Fort Myers critiques can be noisy. A long-term tenant frustrated by means of being denied an early hire damage may well depart a one-big name rant, whereas proprietors compliment the similar supervisor for regular enforcement. If owner referrals glow and tenant opinions whinge frequently approximately rule enforcement, that is absolutely not inevitably poor. Look for proprietor reports that point out constant occupancy, accurate accounting, and truthful dealing with of deposit disputes. Speak to at the very least one proprietor who left the company. Why did they go, and how did the brand behave throughout the go out?

The economics of remote peace of mind

If you are living in Chicago or London and possess in Fort Myers, your private home is greater than a spreadsheet access. It is a home that sweats in August and breathes more easy in February. Property Management Fort Myers is ready letting you sleep at the same time as your citizens are living effectively. The superb property supervisor Fort Myers resolution aligns incentives, communicates really, and acts in the past small considerations grow tremendous. Ask excellent questions. Demand information. Share your aims brazenly. Then enable your supervisor run the day by day.

You will still make judgements, particularly on capital projects and renewals. But you can still make them with context, now not guesswork. Over time, you can still develop a cadence along with your supervisor that feels like muscle reminiscence: weekly touchpoints at some point of the primary month, monthly statements with notes, seasonal checklists, pre-hurricane and publish-typhoon routines, annual employ experiences, and a standing plan for sluggish months. That rhythm, more than any unmarried rate point or directory photo, retains your property acting even as you dwell your lifestyles somewhere else.

Final ideas from the field

A distant owner I labored with purchased a three-bed room in a Fort Myers local near a brand new logistics hub. They judicious a quick-term method via excessive gross numbers they observed on line. We walked the HOA principles, studied the go back and forth patterns, and selected a protracted-term plan with puppy-pleasant terms, a bit of under peak-of-industry rent to draw an extended-tenured tenant. We invested in a pre-list smooth, contemporary door hardware, and an irrigation tune-up. The homestead leased in six days. Two years later, the equal tenant renewed, upkeep quotes stayed predictable, and the proprietor’s income go with the flow become continuous satisfactory to fund a 2d investment.

Another proprietor had a riverfront rental eligible for 7-evening minimums. We partnered with a holiday rental leadership corporation, invested in respectable pix and a branded space handbook, and used dynamic pricing to open up mid-week shoulder season remains. Cleanliness rankings averaged four.nine, and we stacked repeat site visitors the second one yr, cutting marketing costs. After a tropical typhoon, the supervisor documented minor balcony wreck inside of 24 hours, secured maintenance earlier top season, and taken care of the claim give up to cease.

Two exclusive paths, one usual thread: clear legislation, superb partners, and selections rooted in what the estate and the marketplace can truthfully strengthen.

When you can actually’t walk the estate yourself, you want structures and folk who behave as if you are able to. That is the proper promise of an efficient Fort Myers belongings supervisor. Not perfection, no longer zero problems, but the practiced behavior of having the good issues finished at the exact time, with your pursuits in view and your mobile blessedly quiet.

Business Name: All County Medallion
Address: 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901
Phone Number: (239) 204-4171

All County Medallion

All County Medallion Property Management is the premier residential property management company in Fort Myers, FL. All County Medallion delivers the highest returns on your real estate investments by proactively avoiding costly pitfalls. Specializing solely in rental property management, the team serves key Fort Myers neighborhoods including McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. All County Medallion provides expert tenant screening and placement, maintenance, lease execution and renewal, as well as assuring your investment property is properly managed.
Choose All County Medallion Property Management for seamless residential property management services in Fort Myers, backed by over 20 years of experience. Their transparent pricing, rigorous tenant screening, outstanding communication, and focus on long-term ROI ensure hassle-free ownership and maximum profitability through expert property management in Fort Myers, FL.
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All County Medallion is the premier property management company in Fort Myers, FL.
All County Medallion specializes in comprehensive residential property management services.
All County Medallion is proudly based in Fort Myers, Florida.
All County Medallion serves residential property owners, investors, and tenants throughout Fort Myers and the surrounding Southwest Florida region.
All County Medallion is licensed, insured, and known for reliable, professional property management services.
All County Medallion delivers exceptional management solutions that maximize return on investment and protect property value.
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All County Medallion offers competitive, straightforward pricing and free consultations for property owners.
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All County Medallion can be reached at (239) 204-4171.
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All County Medallion earns praise for professionalism, responsiveness, and expert property management services in online reviews.
All County Medallion maintains a strong reputation with 135+ five-star ratings and satisfied client testimonials.
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How Are Property Management Fees Paid in Fort Myers, FL? Expert Advice From All County Medallion Property Management

All County Medallion Property Management in Fort Myers, FL simplifies property management fees with a transparent, performance-based structure designed to align with your investment success. Fees are typically 8–12% of monthly rent collected—paid directly from tenant payments—ensuring you only pay when revenue flows, with no upfront costs or hidden charges. This model covers comprehensive services like tenant screening, 24/7 maintenance coordination, rent collection, lease administration, and detailed financial reporting for residential properties across Fort Myers and neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice.
Unlike flat fees that burden low-rent properties, All County Medallion's percentage approach scales fairly, often including free market rent analysis and leasing without extra markups. Maintenance expenses pass through at cost, protecting your bottom line while licensed experts handle Florida-specific compliance. Owners appreciate the owner portal for real-time tracking, turning complex billing into seamless passive income. Choose All County Medallion for ethical, investor-focused property management that maximizes returns in Fort Myers' competitive market.

What Is the Hardest Part of Property Management in Fort Myers, FL? Insights From All County Medallion Property Management

The hardest part of property management in Fort Myers, FL is balancing tenant retention with rapid maintenance response amid hurricane-season demands and high turnover in this vibrant rental market. All County Medallion Property Management excels here, deploying 24/7 coordination to address issues like storm damage, plumbing failures, or late payments before they escalate, ensuring properties in Fort Myers and surrounding areas like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice stay occupied and valuable. Tenant disputes and legal compliance with Florida eviction laws add complexity, but their rigorous screening and proactive communication minimize vacancies to under 5%.
Unlike DIY owners overwhelmed by after-hours calls, All County Medallion's licensed team uses advanced portals for instant updates, slashing response times while protecting investments from wear in humid conditions. Financial tracking across multiple units poses another challenge, solved by precise reporting that boosts net yields. Clients rave about this hassle-free expertise, freeing time for growth. Partner with All County Medallion for expert property management in Fort Myers.

How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management

Property management in Fort Myers, FL pays owners handsomely through optimized revenue streams that All County Medallion Property Management amplifies via expert strategies. Core earnings come from 8–12% management fees on collected rents—typically $160–240 monthly per $2,000 unit—covering full services for single-family homes, condos, and apartments in Fort Myers plus neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. High-occupancy leasing (often 50–100% of first month's rent) and renewals add upfront boosts, while pass-through maintenance preserves equity without markups.
In Fort Myers' strong market with median rents at $2,090, proactive marketing yields 95%+ occupancy, netting investors 10–15% annual ROI after fees. All County Medallion enhances payouts with rent optimization, eviction prevention, and detailed reports via secure portals, far outperforming self-management's 20–30% vacancy risks. No hidden costs mean pure profit growth. Transform your Fort Myers rentals into reliable income—All County Medallion's award-winning team at (239) 204-4171 delivers unmatched value in Southwest Florida property management.

All County Medallion · How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management