Property Management Services, My Philosophy, and a Breakdown of Leasing vs Management Expectations

My Philosophy

I am dedicated to cultivating robust business relationships and expertise through the delivery of exceptional service and a commitment to staying informed about the rental market and regulations. Accessibility is a cornerstone of my approach, ensuring easy reachability for both tenants and landlords. In instances where I may not be immediately available, myself or a colleague will be prompt to respond to texts, calls, and emails.

I advocate for landlords to treat tenants with courtesy and address their concerns attentively. Ultimately, a seamless, long-term lease agreement benefits landlords by minimizing turnover-related costs. Content, long-term tenants contribute to a well-maintained rental, translating to increased profitability for landlords - a genuine win-win.

Services are broken down into two categories: Leasing Services and Management Services. Find specifics below or contact Carlisle's favorite rental agent to discuss your specific needs.

Leasing Services

Here are the services included when you sign a Listing for Rent contract. No additional fees apply unless opt for professional photography or list on sites beyond our standard advertising platforms.

Photography

In today's digital age, the first step to an excellent listing is a comprehensive set of photographs. Years of personal and real estate photography experience have honed my skills to best show off your rental. You are also welcome to hire an independent photographer of your choice, or I can recommend folks who've provided great results in the past.

Videography

In today's day and age, many potential tenants are unable to view your property in person before making their decision to sign a lease. I include videos of your property with all my listings to give potential tenants a walkthrough view helping them make a more informed decision.

Advertising & Marketing

Nearly every renter begins their search online. It is essential to use the right tools and websites ensuring as many potential tenants as possible. My online experience stretches back to high school including nearly two decades working with online rental listings.

Showings

Since performing my first rental unit showing in 2004, I have learned how to maximize the possibility of a good tenant/landlord relationship. As the initial introduction to their future home, showings are one of the most important facets in the renting process for any savvy tenant.

Tenant Screening

Properly vetting someone before they live in your home is a primary concern for all homeowners. While you can never accurately predict how good a tenant will be, due diligence and a meticulous application review can dramatically improve the chances of a trouble-free tenancy.

Customized Lease

Creating a comprehensive lease is essential to ensuring you have responsible tenants and are in good legal standing should issues arise. My lease has been expanded and refined over the course of almost two decades and continues to evolve as new issues, laws, ordinances, and norms come about.

Lease Signing

With years of experience working on contracts electronically, my eSigning process is streamlined for all parties involved, so even when you're overseas or in a very different time zone, coordinating and completing the contracts will be efficient and convenient with no need to print, scan, or fax anything. Of course, good old fashioned pen to paper is always an option.

Management Services

These are the services you can expect to enjoy the entire time you have a Property Management Contract in place, even during vacancy when management fees are $0.00. Our PM contracts are all inclusive with no hidden or per incident costs.

Inspections

Inspections are of the utmost importance to protect your investment. My uniquely thorough documentation of the entire rental from top to bottom at move-in and move-out includes a detailed report to ensure you're in the best possible position if any issues or disputes arise during or after tenancy, especially if court action is necessary.

24-Hour Availability

While this goes hand-in-hand with maintenance services, it offers extra peace of mind to know someone is available at all times in case there is an emergency with your property. A burst pipe in the middle of the night can be repaired and cleaned up all while you don't lose a wink of sleep.

Contractor Coordination

Happy tenants are long term tenants. One of the best ways to ensure happy tenants is with prompt and proper maintenance. I've gathered a list of dozens of preferred contractors over years of working on projects together. I'm also happy to work with your favorite or gather estimates from and work with any insured company. I'll take care of everything from receiving multiple estimates for larger projects to analyzing the finished product.

Peace of Mind

Full property management includes at least one inspection during each leased year to ensure tenants are fulfilling their responsibilities, treating your investment with care and respect, and to put your mind at ease. These also helps identify any emerging issues or upkeep concerns.

Accounting

Maintaining security deposits, tracking rent payments, collecting overdue rent, serving notices, and all the other paperwork involved with renting a property will be taken care of. You can receive electronic or paper statements for income, fines & fees, credits, expenses, and more upon request. Per request fees may apply.

Evictions

In the unfortunate event that a tenant needs to be evicted, I will submit all eviction paperwork, post all eviction notices, and appear in court proceedings on your behalf. While the related actions and paperwork are covered in the property management fees, lawyer fees and eviction costs are NOT included.

Renovation Coordination

New and long term landlords find us providing feedback and advice on needed renovations, upgrades, repairs, or other improvements. Gathering estimates, on site coordination, and overseeing projects is all included with your base management fee!

No Surprises

Unlike some management companies, you won't be nickel and dimed over any of our services. Full property management agreements include all management services with no hidden fees or extra charges. Everything you see above and all other services I can provide to keep your investment running smoothly are included in the monthly management fee.

Some other offerings that set us apart from most other property management brokerages:

The most 5-star reviews of any Central PA management company as of February, 2025.
No hidden fees - Management is all inclusive. Some contracts may vary.
Local - Dave is a Dickinson College graduate and a Carlisle, PA resident. See you around town!
Transparent - Tenants and Landlords will actually work with Dave.
Visible - Google Dave Fleming in Carlisle PA or Distinctive Property Management in Carlisle, PA.
A long history of 5-star ratings from both landlords and tenants.
Use your own contractor or our vendor list and transparent contractor pricing.
We'll get multiple estimates for no additional charge.
Among the most extensive initial inspection and move-out photos are included. Some contracts may vary.

See what people have said about Rental Agent
Realtor Dave on: Facebook, Zillow, LinkedIn, Google.