Background

How’d you get into property management, and what’s your path looked like to get where you are today?

Property management is actually something I stumbled into shortly after getting out of school. I started working as an assistant and, over time, worked my way up and took on more responsibilities. My dream has always been to invest in rentals, so this has been the perfect career for me.

What are your favorite and least favorite parts of property management?

My favorite part is meeting new people, hearing their stories and backgrounds, and finding the best way we can serve them. One of the most rewarding experiences is helping someone find their dream home and getting to see the happiness on their face when everything comes together.

On the other hand, the hardest part is having to separate emotion from business. Real-life situations happen all the time, and sometimes there are circumstances that we genuinely feel for but unfortunately cannot change or make exceptions for.

What are some common themes or consistencies you see across the properties and owners you work with? For example, does a messy house always mean late rent payments?

One of the biggest themes I’ve noticed is that small issues can become big issues if they’re ignored. Usually, when we do a walkthrough and notice something that needs attention, it may seem minor at the time. But if it’s left alone, it can turn into a much bigger and more expensive problem later. I’ve learned that being proactive is almost always better than waiting for a small problem to become an emergency.

Now that we’re managing in five counties, what’s the biggest thing that sticks out to you about how the different markets compare?

Every area has its own price point, and that’s probably the biggest thing that stands out to me. Even when the properties are relatively similar, the rent, demand, and expectations can change quite a bit from one market to another. You really have to understand the individual market instead of trying to use the same approach everywhere.

The Purchase

Let’s get into the good stuff — your first investment property purchase. What were the biggest surprises? Financials, mechanicals, something else entirely? What went well, what didn’t?

My biggest surprise was learning just how much you can work with the financial side of a purchase to make a deal work in your favor. There are different strategies and ways to structure a purchase that I honestly didn’t fully understand until I went through the process myself. It made me realize that buying an investment property isn’t always as simple as looking at the purchase price and monthly mortgage — you really have to look at the entire picture and figure out what makes the most sense financially.

Was there a moment of cold feet, or a deal that almost fell through first, before this one came together?

Yes! This deal almost fell through. During the inspection, we discovered a huge sewer issue. I brought it up to the previous owner, and we went back and forth trying to figure out a solution, but we couldn’t come to an agreement, so we actually terminated the contract.

After that, I put in an offer on another property that I really wanted, but that deal ended up falling through too because there were a lot of maintenance issues. Then, the sewer issue at my current property was eventually fixed, and we were able to go back into contract. It was definitely an emotional roller coaster, but in the end, it worked out.

Can you share any real numbers? Purchase price, what you’re renting it for, rough return — even ballpark figures help readers connect.

I purchased the property for about $20,000 over asking, which allowed me to structure the purchase so I did not have to put a large amount of money down. At the end of the day, my out-of-pocket cost was extremely low. Since the property was already remodeled, it made sense for me to move forward with it.

Right now, my tenant pays a little over half of the mortgage, so I’m not seeing a return in the traditional sense yet. My plan is to eventually finish the basement, rent out the unit I’m currently living in, and use the equity I’ve built to help purchase my next property. More than anything, I see this first property as a way of building equity and setting myself up for the next investment.

Lessons

What tools or instincts from your property management background actually helped you most during this process?

One of the biggest things I’ve learned from property management is to pay close attention to the condition of the property. When a property is well-maintained and in good condition, nine times out of ten, you’re going to have a better experience with the tenants as well. The condition of the property sets the tone for how people treat it, and keeping up with maintenance from the beginning can save you a lot of problems in the long run.

On the flip side — what have you taken from this experience that makes you better at your day-to-day job now?

I’ve always tried to put myself in other people’s shoes, but before owning my own property, I was usually looking at things from the tenant’s perspective. Now that I have my own property and tenant, I understand what it’s like to have unexpected expenses, deal with maintenance issues, and have things happen that cost you money as an owner. It has definitely given me a different perspective and even more knowledge and experience that I can use to help my current clients.

If you could do it again, or when you make your next purchase, what’s the one thing you’d focus on in your buy box?

The next time I make a purchase, my biggest goal is going to be finding a property that produces a return. This was my first investment, so it doesn’t currently produce me any income, but I look at it as my first step into investing and building equity. For my next purchase, I’d like to buy a property that needs some work, do as much of the work myself as possible, and create more value in the property. I think that will make more sense financially and give me a better immediate return.

Reflection & Advice

Did you like this process? Was it exciting, nerve-racking, scary — some mix of all three?

The process was definitely a mix of emotions. There were exciting moments, stressful moments, and definitely some moments where I wondered if the deal was actually going to happen. At the same time, I really enjoyed the process. It’s exciting to go back and forth with another agent, negotiate, and see what kind of resolution or compromise you can come to. Even with all of the ups and downs, I would absolutely do it again.

Ultimately, what advice would you give to a first-time investor trying to start their rental portfolio?

DO IT NOW. Don’t wait until “interest rates are lower” or until “the market gets better.” We have no idea when either of those things will happen, and you could end up looking back and regretting that you didn’t start sooner. Do your research, understand your finances, and find a property that makes sense for you, but don’t let the fear of the financial side stop you completely. There are so many programs, financing options, and resources available to help people get into their first property. You don’t have to have everything figured out before you start — you just have to be willing to take the first step.

Liz’s story is a good reminder that even the people who manage rentals for a living still have to work through the same uncertainty, negotiation, and occasional gut-punch that every first-time investor faces. What stands out most is how she reframed a deal that fell apart twice into a lesson about patience rather than a reason to give up. Her plan going forward — build equity now, then chase cash flow on the next purchase — is a strategy we hear echoed by a lot of successful investors we work with across Lancaster, Lebanon, Berks, Dauphin, and York Counties. If you’re sitting on the sidelines waiting for the “perfect” moment to buy, Liz’s experience is proof that the perfect moment rarely announces itself. It usually just looks like an imperfect deal that you decide to see through anyway. Whether you’re weighing your first purchase or your fifth, having a property manager who’s been through it herself is the kind of perspective that’s hard to put a price on. If you’re ready to start exploring your own investment, our team at Fetch is happy to help you think it through.

Liz Herrera is a Property Manager at Fetch Home Management, where she oversees leasing, tenant relations, and the full placement process for property owners across Lancaster, Lebanon, Berks, Dauphin, and York Counties.