Reliable. Experience. Expertise.
Top Rated by landlords in
San Joaquin & Stanislaus County
5 Years in a row
4.8 ⭐ Yelp Review
We used to be just landlords
now we are also
property managers
we know what you need
before you say the words
Servicing: Tracy, Modesto, Stockton, Manteca, Lathrop, Lodi, Turlock, Merced, and neighboring cities
Previously Pinnacle Real Estate Investment Fund 1 LLC
A Brief Summary (under 100 words)
Fees
7% management fee
Tenant placement: 50% of 1st month
No upfront payment or onboarding fee
No Upfront Payment
Other than the management fee and tenant placement fee. All other services are a la carte, with clearly spelled out pricing. No hidden fees at all.
No Hidden Fees
How long to find a tenant?
Typically 2-3weeks from start to move in.
A few experienced landlords came together, with a combined experience of over 50years, to bring the best service to you.
Who are we?
We started out as a group of landlords in San Joaquin County and came into the management business because we were hugely dissatisfied with the services offered on the market. After managing our own portfolio of dozens of properties for years, we see a need on the market we can fill with our decades of combined experience. Thus, SUM Property Management came into business, serving Stockton, Tracy, Modesto, Lodi, and the neighboring cities.
Landlords turned Managers
We manage over 300 properties, we own a significant portion of that. Over the past decade of working on our own properties, we’ve built a strong team of professionals— comprising managers, in-house maintenance, contractors, attorneys, accountants, etc.
We extend the same team of experts to our client’s properties. This integrated team approach means efficient operations, faster problem-solving, and comprehensive support covering every angle of property management – giving you the peace of mind that your investment is in expert hands. As a result, your properties will be handled in the same way, by the same people who take care of our own properties.
Your properties,
treated like ours
7 WAYS WE STAND OUT FROM COMPETITORS
We own and manage. With over $50m worth of properties, and 300 units under management, many of which our own properties, and a combined experience of over 50 years, SUM Property Management has the scale and deep domain expertise to handle all your property management needs.
1. PROOF OF COMPLETED WORK
As landlords ourselves, we understand the importance of knowing exactly where every dollar goes. For every maintenance job we complete, we provide a detailed invoice along with before-and-after photos, giving you full transparency and peace of mind that the work was done right.
2. MASSIVE LISTING NETWORK
Our distribution software will push your rental listings to dozens of partnered sites, including Zillow, Apartments.com, Redfin and many others. Anyone looking for a rental, will very likely see your property.
We rely on data-driven insights, analyzing the latest market trends to help you price your rental competitively and get it leased quickly. Typical leasing time is 2-3 weeks.
3. AI-POWERED SCREENING
With our AI-driven tenant screening technology, powered by leading data providers like Experian and CIC*, we analyze comprehensive data—including credit history, income verification, rental and eviction records, and collection history—using predictive analytics to assess default risk accurately and minimize potential delinquencies.
4. AFFORDABLE IN-HOUSE CONTRACTORS
We have a dedicated team of skilled handymen and licensed contractors, capable of handling everything from minor fixes to full remodel. By managing our own maintenance services, we provide in-house rates that are more cost-effective than most third-party contractors. That means quality work without the inflated price tag. If you choose, we can also work with your own contractors or home warranty with no extra cost. Whether your property is in Manteca, Lathrop, Tracy, Stockton or any nearby cities, we’ve got you covered.
5. TENANT FRIENDLY
We understand tenants come in all size and shapes. Some more technologically savvy, some less. We offer solutions that cater to both. Tenants can pay rent electronically online, or pay cash at thousands of partnered retail locations across the country, including CVS, 7-11, Walmart. Tenants can submit a request electronically on their portal, or they can call in to our maintenance center if they prefer a more traditional way of communication.
6. PRIVACY. PEACE OF MIND
We respect your privacy. Your personal contact information will never be given to the tenant if you choose to remain anonymous. All communications and maintenance requests are routed through our professional team. That means no more late-night calls about clogged toilets, broken appliances, or other urgent issues — we handle it all, so you can enjoy true peace of mind.
7. ACCOUNTING. 1099s
We take accounting seriously to protect your investment. Our operation is powered by the latest, industry-standard software. We provide monthly Profit & Loss income statement. You will receive annual 1099 tax document for easy filing. Our team oversees owner draws, tracks delinquencies, approves expenses, and supports annual budgeting to keep your property financially strong. You’ll always have clear, organized records — and peace of mind.
Simple fee structure
7% Management fee
Management fee is 7% of collected rent. No vacancy fee. Bulk discount as low as 4% available if you sign on multiple properties with us.
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That’s all. There is no more hidden details. Because we dislike hidden fees as much as you do.
Tenant Placement
Half-month-rent
We charge 50% of a month rent to find you a tenant. This fee includes all advertising costs, open houses, tenant screening, lease preparation and signing. Bulk discount available.
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That’s all. There is no more hidden details. Because we dislike hidden fees as much as you do.
No Hidden Fees
No setup fee. No vacancy fee. No surprises.
We keep it simple: a management fee and a tenant placement fee. That’s it. Optional services are clearly listed in your contract.
-
That’s all. There is no more hidden details. Because we dislike hidden fees as much as you do.
Contact Us
Interested in working together?
Call or text us at 209-299-2100
or Fill out some info and we will be in touch shortly. We can’t wait to hear from you!