2 words: RAT INFESTATION…read more Property Address: 1022 Humboldt Street, Manhattan, KS. This was, by far, the worst rental experience of our entire Army career. My family and I have rented from multiple landlords and property management companies across several duty stations. We have never experienced anything remotely close to what we dealt with at Alliance Property Management. Near the end of our lease, rats began entering our home through the plumbing. Not just one rat. Multiple rats. We eventually confirmed they were coming through the bathtub and toilet. This started immediately after major plumbing and drainage work had been performed at the property. My pregnant wife and our young daughter were forced to leave the home because we no longer felt it was safe for them to remain there. Alliance was aware of the situation. Instead of treating it as the serious habitability issue it clearly was, we found ourselves having to convince them that rats entering through plumbing fixtures was not a normal tenant pest control problem. The problems were not limited to the rat infestation. Lawn care was included as part of our lease, yet the yard was routinely neglected to the point that it was embarrassing to have visitors over. It was another example of Alliance failing to provide services that tenants were paying for. Despite everything, we still went out of our way to leave the property in excellent condition. We hired Mamas Helpers 316 LLC to perform a professional move-out cleaning and paid $370 for the service. We hand delivered the invoice to Alliance and were told they already had it. Alliance then charged us more than $500 for additional cleaning, more than $300 for "maintenance," and $333 for carpet cleaning. We have no complaints whatsoever about the cleaning company. They did an excellent job. Our issue is with Alliance charging hundreds of dollars for additional cleaning after receiving proof that a professional move-out cleaning had already been completed. The home was spotless when we left. No itemized cleaning invoice was provided to justify the additional cleaning charges. We were simply billed hundreds of dollars despite already paying for professional cleaning and providing documentation of that cleaning. We were also charged for alleged tape on a ceiling fan that we did not place there, removal of a plastic bag holder that we voluntarily reported after move-out, blinds that were already deteriorating from age, and other questionable maintenance items. The amount of money is not what bothers me most. What bothers me is the pattern. A military family was forced out of a home because rats were entering through the plumbing, and after all of that, Alliance still found ways to aggressively pursue our security deposit while providing little transparency regarding the charges. The entire experience felt predatory. I would strongly discourage any military family, student, or local resident from renting through Alliance Property Management. Based on our experience, I seriously question the ethics of this company. No employee should be proud to represent a company that was willing to leave a family dealing with rats entering through the plumbing and then aggressively pursue questionable charges against their security deposit after they moved out.

Thank you for your reply. To clarify for others reading:…read moreYes, I gave the required 90-day notice, and we agreed on a formal termination date of May 1, 2025. My concern is not about the timeline--it's about being charged a management fee in May despite no management services being performed. What's most disappointing is the complete lack of communication and empathy. I sent multiple emails and a formal letter--none of which were acknowledged. This reply only came after I posted reviews publicly. That response, paired with your refusal to even consider refunding a small final fee of just a few hundred dollars, is incredibly telling. After more than five years working together, a thoughtful business would have valued the relationship and simply honored a reasonable request. Instead, this rigid approach--defending a weak contractual position over a minor amount--demonstrates a short-sighted business strategy that undervalues long-term partnerships and human decency. For future clients, I still recommend reading the agreement carefully, especially around fees tied to maintenance and contract wind-down. Fee-stacking and defensiveness like this are not the hallmarks of a company I could recommend again.

I rented from Black Dog Properties for less than 6 months due to unforeseen circumstances with two…read morepeople on the lease. In that amount of time, there were a few things that came up I wasn't quite satisfied with and think people considering this company should consider before signing a lease. I am using this as a review to make people considering Black Dog knowing what issues a previous tenant has had before signing a lease. Upon moving in (2/4 people on the lease had already lived there for a year) we had issues with a room not being hooked up to the heating and air conditioning ducts in the ceiling that they finally fixed, it is my understanding there was a maintenance request placed prior to me being on the lease. We also had an ice maker that didn't work and would flood the kitchen if turned on. It is to my understanding that there was a maintenance call prior to my name being on the lease but they didn't replace is and said not to use it. So we had to deal with the issue of not having an ice maker and the kitchen flooding if someone accidentally turned the ice maker on. After moving out and our lease ending at the end of the year, we had issues with Kansas Gas, Black Dog and their new tenants. Black Dog apparently does not check if new tenants turn on the necessary utilities for the properties they have, as we kept getting charged for gas service after our lease was up due to Black Dog not reverting to owner and the new tenants not signing up for gas service, but Kansas Gas could not shut it off since it is in their cold weather season. We finally got this situation figured out but it shouldn't have been an issue to begin with. So once again, PLEASE think and consider these issues before renting from Black Dog Properties.

Great company! I've worked with many different property management companies over the years. I find…read moreBlack Dog properties to be the best. They truly care about the tenants. Couldn't be happier with my experience.

I would give this company zero stars if I could. When I moved in to the apartment, it smelt like…read moresomeone died in the apartment. There were pee stains all over the walls. They also took most of my security deposit through $400 cleaning fees. Please don't rent from this management company. All they want is to take your money.

They charged us for a structural wall cracking issue when they stated earlier they would not charge…read moreus for it. Since that has nothing to do with the tenants and was a building property issue!!! We did not get any of our deposit back and had to pay an additional over 600 dollars for it. Ridiculous and do not recommend.

Frontier has overall been a middle of the ground property company. They will send maintenance out…read morewhen there is a problem, usually within a reasonable time and pricing is not terrible (for most units). Some of the employees are actually pretty helpful when it comes to questions and give you advice or resources to resolve the question, especially Melia. Though, some of the other staff can be a bit unprofessional. I was shocked when I asked about why my co-signer needed to sign on a pet addition for my roommate and the response I got caused me to lose some respect for Frontier (see attached). I am your customer asking a question, not your relative, not your friend. Please reconsider jumping to assume a client is arguing with you over a text next time they are asking you a question. Who knows, maybe they are having a rough week, or are just fed up with clients, but I saw no reason for this response I got.

I would not recommend Frontier Property Management…read more During our tenancy, we were told multiple repairs would be taken care of, yet several were never completed while we lived there. Then, after moving out, they deducted over $825 from our deposits/credits--including an absurd $650 cleaning charge, despite us leaving the property in better condition than when we moved in. They also charged us for disposing of a microwave that was already there when we moved in, plus $75 for mowing and cleanup when the lawn had been mowed just days before we left. The only charges I consider legitimate were for two damaged blinds. My advice to prospective tenants: document absolutely everything--move-in condition, repair requests, and move-out condition. Based on our experience with ignored repairs and questionable move-out charges, I would not rent from Frontier again.

I really enjoyed my time at HRC. The unit had plenty of space for all my furniture, even moving…read morefrom a house. the kitchen and living room was open concept which i really liked. If i ever decide to rent again i wouldn't rent anywhere else.

I just moved into a townhome with HRC and I am very happy with the space. I appreciate that it was…read moreclean and the landscaping and lawn care was very nice. The office staff was very helpful in the process of choosing the right unit for my needs.

We recently put a deposit down on an apartment with Cobalt Real Estate Management for our daughter…read moreand her friend, and the experience we've had with Belinda has been a huge reason why we chose to move forward with them. From the beginning, she has been professional, responsive, patient, and genuinely helpful throughout the entire process. Finding housing for your child can be stressful, especially being out of state and not being able to physically see everything yourself, but Belinda made us feel comfortable and confident every step of the way. She answered all of our questions, communicated clearly, and even took the time to explain where local shops, stores, and things around town were located to help our girls feel more prepared and comfortable. Knowing our daughters will be taken care of by a company that truly cares makes us

Do not rent from this company!! I am a mom to a college student who rented from them in 2025…read more They charge outrageous prices for cleaning, maintenance, and other extra costs upon move out. They claim the charges are stated in the lease. But who charges $60 for a scheduling fee for cleaning? Doesn't cost them anything to schedule an appointment. They also charged $445 for a cleaning fee. These are college kids. My son's apartment was clean when he moved out. Maybe there was some light cleaning to do, but not $445 dollars worth. The maintenance fees were also crazy expensive for some nails holes and touch up paint. They are scamming people! They are keeping my son's security deposit, plus they have $360 is additional charges. They also have turned off their option to leave a review on their website, so don't believe the reviews on their website.

Terrible experience with a left behind device they apparently threw it away even though we told we…read morewould come pick it up the next time we were in town. Will not airbnb properties they manage again

They kept my daughter's deposit and charged her an additional $500.00 for "repairs" that included…read moremultiple Nail holes ( I have videos to prove she NEVER hung one thing on the walls), $56.00 for 2 light bulbs, not shampooing carpets ( we hired a professional cleaner who did indeed shampoo carpets), moving out a day late ( she moved out on the day required, we had a cleaner the day after, which was approved by the property management company) and multiple other things. We have hired a lawyer! AVOID THIS COMPANY LIKE THE PLAGUE!!!!!

If I could give negative stars I would. This is the ABSOLUTE WORST housing rental company I have…read moreever seen. We moved into 718 Osage on May 1st, 2022. When we arrived, the house was far from what we were expecting. The carpets were dirty, the house was dirty (mind you they state in their lease that you have to use one of their very expensive cleaning companies to have the carpets cleaned before move out, which would be more understandable if they were clean when we arrived), the outside was overgrown, broken cabinets in the kitchen, water leaking in the basement, broken blinds, holes in the wall, broken windows in the sun-room. Unfortunately, due to being a military family overseas we were not able to see the house before move in. The staff at Italian Estates incompetent and rude, especially the woman Casey. When you let them know of issues they take literally MONTHS to resolve them. For example, when we moved in there was water leaking out from basement stairs. We let them know immediately, as it was a finished basement and our bedroom was down there. After staying on them ALL summer because it was super inconvenient (we had to lay our own towels down on the floor to continuously absorb the water and there was mold growing on the walls), they finally started working on it August 1st. They say they have reputable contractors, but this is simply not true. For example, to fix said leak above they were supposed to come take out the basement stairs to see what they could find. I came home to find, that they had removed the steps in the backyard that go into the sunroom! Not even the right steps. I addressed this and they came back another day to take out the basement stairs and fix the back door steps, which they didn't even do correctly and had to return yet again to fix. As well, they were supposed to come back to paint them, but never did. After pulling the carpet on the basement stairs, we found that there was tons of mold and nastiness. They had the audacity to then try to put that SAME carpet back on the stairs, we refused and they brought new carpet. However, when they installed it and we walked down the stairs we could feel the staples poking out and they had to come back yet again. Back to the leak, they determined that they were going to have to dig up our back yard to get to the pipes, this didn't happen August 31st. Don't worry I'll attach the pictures of their work. They then had to come back again this spring to fix the SAME problem, leaking water in the basement, and how they "fixed" it this time was even more ridiculous. On top of that, they are trying to charge us $1170 because "their plumber pulled a t-shit out of the pipes", this is simply not true. There are no children in the home, only three adults who I can assure you are not idiotic enough to put an entire shirt down a drain. Although, the leakage was the biggest problem, there were plenty more and each time someone would come they would leave a mess and track mud all through the house and carpets that we are supposed to be responsible for. It was truly unacceptable. We were constantly being inconvenienced by them having to come and work on something. As well, you can't count on them to show up on time or to even give you a time sometimes. Half the time they would show up whenever. Additionally, the price of this rental was WAY too much for what it was. We were charged $1350 and we experienced nothing but problems the entire time. Now that we are out of the house they have kept the entire deposit. They are trying to charge us $160 for carpet cleaning in two rooms and the stairs. The carpet was never even cleaned before we got there even though the lease states me must do this and the stairs have recently new carpet. As well, their workers are constantly there for something tracking mud. They are also trying to charge us $285 for cleaning two restrooms, the kitchen, and "house touch ups", this house was not clean when we got there and we left it much better than how we found it. This rental felt like a constant scam and continues to do so. Only rent from this company if you want to overpay, constantly have problems, deal with rude and incompetent people, and be charged extra for unnecessary things.

This property management offers lovely gorgeous homes at affordable prices and caters to college…read morestudents needs.

This company is a joke. They sent us a lawn violation at the beginning of last month and I…read moreexplained to them that I was pregnant and my husband is 100% disabled veteran and we would hire someone as soon as we could. The next violation that was sent we explained that we were in the hospital delivering our stillborn son and I would take care of it as soon as possible. This was Rachel Mace's response: "I am sorry for your loss and sympathize with your current situation. We will look past the lawn this week but we do have covenants that must be enforced. We expect the lawn to be taken care of by the end of next week." We had our nephew mow our lawn that week and hired someone who started mowing for us the following week. Today I recieved another lawn violation (by mail for some reason?) that "this will no longer be accepted", despite our lawn having already been professionally mowed prior to the date of this letter. If you want a property management company who is going to add value to your HOA, rental property, other community? Find someone else.

Do not rent from this company. If you do, you better forget about getting your deposit back AND…read moresave a bit every month because you will also get charged for anything & everything they can think of. And I mean everything. For example $180 for "transitional maintenance", $190 for "transitional cleaning" another $190 for "transitional maintenance"- yes twice? @ $190 ea- , $99 for painting, $45 city charges(?). The place was OLD & dirty at move in & total ant/spider infested. When the agent came for a walk thru during move out, he said the apartment looked amazingly clean and if "they" don't give back the deposit ... That was concerning. Just got a letter saying that they kept the deposit & $220 is owed. This was a studio apt rented to a clean freak girl. They are discussing. Other reviews are similar. One star, because I had to.

This was our second time working with Foundation Realty, and once again, they were great to work…read morewith. They made the entire process easy and stress-free, kept us informed, and handled everything professionally. We highly recommend David and staff!

David and his team are phenomenal. They were patient and thorough to answer every question and…read moreprovide thoughtful, honest answers. They truly want to do what is best for their customers and treat you as family. We both bought and sold through Foundation and both experiences were amazing. I highly recommend!