These people are a fucking joke! Don't do business with them. They are greedy af and will sneak…read moreevery fee or fine they possibly can. These types of people don't deserve business. I've attached photos of what the house looked like AFTER WE MOVED IN....then they have the nerve to charge us an extra $150 to clean the place up -____-......Then they apparently charge for fingerprints on doorhandles and fireplace keys that were never given to us. These people might do right by the people that own the home, because they do everything in their power to fuck over the renters....DO NOT RENT WITH THEM. They will take you straight to hell with them and I'm not doing it. Stay blessed and I hope you are wise enough to take caution.

Deryk and team are amazing to work with! We have used them for three years to manage our property…read morein Atlanta, and they are outstanding. You cannot find a better property manager in the state!!

We bought an investment property in GA with James in 2018 and sold it in 2022. He was also our…read moreproperty manager during that time. He came recommended to us by a friend who had also bought investment properties with him and our purchase and subsequent sale was smooth. He found us a buyer while it was still tenant occupied. During the 4 years we held the property, and compared with other property managers, we didn't feel that his services were worth his fee. We opted for the hybrid fee model yet we ended up doing most of the communicating with the HOA and the renter ourselves. At the end of the day, his relationships are with the sales people of the builders, and once they transition to the community's HOA, James had no contacts and just told us to handle ourselves. We felt that we should've gotten higher rent for the property and better tenants. The first tenant he found wanted to break the lease and James didn't really know how to handle that other than to talk to the tenant. As a lawyer myself and from experience, I knew how to take legal action and drafted the proper paperwork myself. The second tenant he found was fine except he kept contacting me directly because he said James wasn't handling his concerns. Tenant eventually asked me to just renew his lease without James because it was easier that way. Since neither landlord nor tenant felt properly taken care of, we just decided to offload the property and exit the GA market altogether. Chalk it up to lesson learned and to stick to the market that we know personally. Furthermore, he left my phone # on GA public records even after our sale so I get calls and letters weekly from GA flippers looking to buy the property we no longer own. Fun. Lastly, he kept asking me to write a positive review for him on BiggerPockets while he had only just started managing our property. Didn't make sense to me as his job had only just begun and anything could still happen (and did). So I'm now writing an honest and non-emotional review 5 yrs later to present the full set of facts. Cross-posted on Zillow and Google.

I have worked with James on many occasions and he always exceeded my expectations…read more His expertise and knowledge of the market is second to none He helped me to buy several rental properties and find great tenants for it. Recently he helped me to refinance my home as well as James also owns a mortgage company. James had everything done extremely fast and we closed in 2 weeks. The one things I really like about James and the reason he is the one who manages my rental properties is that he has extensive experience and an extremely thorough tenant screening process related to income and credit qualifications, This enables him to find good reliable tenants. All my tenants that James worked with speak highly of him as well. I recommend James for any of your real estate needs including financing.

It's a long over due review for Bruce and his team - for helping me assess and sell a property in…read moreAugust 2023. I had a rental property that was poorly managed and was being up-charged for repairs due to the negligence of the property manager. I reached out to Bruce to help me assess the situation - whether I should pay for the fee, whether to move to another property manager or sell the property. Bruce recommended selling and helped me market and sell in a short amount of time. He and his team were efficient and demonstrated a high level of integrity throughout the process. I would highly recommend the team and will use their service again in the Atlanta area.

Sold our home is few days with multiple offers. My family can now relocate to new home in Sandy…read moreSprings realtor help find. Great service!

I'm always so sad when an experience that could have been wonderful doesn't go as planned but, life…read morehappens right? I was incredibly excited to work with Excalibur homes in my rental search after hearing great things about them from my bestie. I was on a dedicated home search for months and loved the homes they manage so it was seemingly a no-brainer for me to put all of my eggs in one basket with their group. Excalibur manages and rents homes all across Atlanta, focusing on the starting process to the journey of upkeep in the rental homes. After planning a move that I dreamed of making happen in January, I was excited to go through the process with hopes for the future. Well, it didn't actually happen like that. First I will say, the homes they offer for rent are beautiful. All different kinds, all over the metro-Atlanta and seemingly in great shape, love that! When you speak to members of their team (when they answer), they are all quite friendly and helpful, which is much appreciated. BUT - wow, can they drop the ball on communication and the timing of your journey. Looking for a home to rent and live in isn't something one does for kicks, we all hope to have a place to live at the end of the day. Well, it just felt like Excalibur does not take that into account and moves at their own pace. Calls to realtors (other than Howard Bailey who returned calls and was very kind in person), I submitted an application in March. I actually submitted an application for a home sight unseen just in hopes that it would make things quicker - no go. I saw the home a week later and then three days later, I hear that it has gone to someone else. Okay, it happens, we move on. I called and requested that my application be moved to another home and after an hour on the call, I was told that was done. But for some reason, the website noted it as 'cancelled' from then on, while the Excalibur team told me it was a glitch. A glitch is okay, but when I say I never heard back until I called them 3 weeks later begging for more info so I could go on with my life and find a place to live. I then received a voicemail with the most unconcerned tone letting me know that they heard I had questions... Why wouldn't you keep up with your potential clients and let them know what's happening with the process? As someone who worked in property management for almost a decade and who had high hopes for my Excalibur experience, I was incredibly bummed out and disappointed after putting money and time in my application process. It's now been 3 months and I still haven't received an official word on what happened but have moved into a new home not managed by Excalibur. If I would have continued to wait on an Excalibur home to happen for me, I feel like I would still be calling them every two days desperately trying to make something happen. Super bummed that the experience was not what I was expecting, but hope that the team will make some changes in how they communicate with prospective and current tenants, as they truly have some beautiful homes to offer.

No ac for 2 days. Ended with my husband having to stay in the hospital for 2 days. Bathroom pipe…read moreleaks into garage. Light won't turn off (no one has shown us a switch around here at all). Ants coming thru outlets, floor register vents old and won't open or close so I have to replace. Door is broken. Yard wasn't cut. Outlet outside doesn't work. Water hose knob broken. So much ish within a 2 week span. This should be illegal.

I was hesitant about using a property management company for various reasons. This was my first…read moretime working with one here in Georgia, and I wasn't sure it would be worth it. But after my experience, I'm really glad I made the move to Rent Appeal. Communication has been great, everything has been handled professionally, and it's taken a real weight off my shoulders as a landlord. I'm now looking into having them manage my other rental properties as well. I hope after great reviews like this and more people go to them, they will still maintain the same quality and standards in what is getting them there. I will be sad if standards and quality decrease over time.

Rent Appeal has consistently provided the best customer service and expertise with my rental…read more Highly recommend!

If you're looking for an overpriced, highly segmented organization that requires repeated…read morefollow-ups just to correct basic errors, this is the company for your neighborhood. When questionable charges are raised, they may be removed--but accountability is nonexistent, and credits are never offered. Expect multiple emails and weeks of waiting to resolve billing issues. Attempting to leave Homeside? Prepare for the same drawn-out process and lack of responsiveness. While interactions are generally polite and professional, the overall service falls short--especially considering the cost.

If you're looking for an incompetent, unresponsive, and downright unprofessional HOA management…read morecompany--look no further. There was constant turnover in our point of contact, and at times it felt like no one actually knew who was responsible for anything. Emails and calls routinely went unanswered, and the staff consistently lacked even the most basic information. Yet somehow, they expected homeowners to drop everything and respond immediately whenever they had a request. Lela Ray, our most recent community manager, was one of the most unprofessional individuals I've ever dealt with. She consistently deflected responsibility, avoided accountability, and often responded to important questions with vague or evasive answers--if she responded at all. Whenever I pointed out inaccuracies or raised valid concerns, they were either delayed, ignored, or dismissed without resolution. Her reactive approach and lack of transparency only made an already dysfunctional management experience worse. To make matters worse, our community had to pay extra just to terminate our contract early--that's how bad the experience was. Separately, it's been discussed among homeowners that there may have been a personal connection between someone on the board and this company, which could explain how they were chosen for the role. While I can't verify that, it would certainly help explain some of the decisions made. I've either owned or rented a property in multiple major cities across the U.S. and I have never dealt with a management company this dysfunctional and incompetent. If I could give zero stars, I would.

Adrian is great to work with. It's been since 2010 that I have entrusted the care of my home to…read moreFlackwell Property Management. Our relationship has been via email and phone since I'm out of state, and if there is an issue that arises, I'm informed promptly. I have not had a problem with tenants or property management. All the details are handled by Adrian and his team, which is a great relief for me. Having Adrian as my property manager is a great decision. I would highly recommend Flackwell Property Management.

We had to leave our property in the middle of a kitchen renovation to move across the country. We…read moreare so thankful that we have Adrian taking care of our investment and handling the details that would have been impossible for us from such a distance. He finished up the reno and rented our house for us quickly and painlessly AND we are renting our home for more than we had originally planned. He found fabulous tenants and he handles everything on that end without a hitch. His fees are so reasonable. We HIGHLY recommend doing business with Flackwell Property Management.

Well, let's see. The only thing I can say is the cancellation process was better than I expected…read more Now, here's the bad: 1. Failed to collect rent after giving a tenant notice to move. The tenant said she'd pay "on the 20th" and her last day was the 6th of the next month. No rent collection - but they collected their fee! 2. The estimate to repair a property was over $6,000. It had estimates to replace ALL blinds when only 1 really required it. You can make money without lying about the repairs. 3. I thought the 1099 they sent for 2019 is inaccurate. It took a few tries to get a good explanation but they finally provided one.

This company should be called the Atlantic Crook Company, because that's what they are. This bunch…read moreof lazy low-lifes couldn't manage a trip to the toilet, let alone a property. Sadly, they still manage mine because I have heard about the lies they tell tenants when they get fired. I don't want the to steal my tenants back, as I've heard they do. It took us several months to even get our home listed with them. Sadly, we didn't take that as our warning. Then it took a couple of months to rent it out. Once we finally rented it, as agreed, they got the first month's rent. However, they gave us the security deposit (apparently), but the property manager, Trey, said that it was rent, not part of the deposit. Now, almost 2 years later, they want us to pay the deposit back to them, plus an additional $350 in rental fees that were apparently refunded to us accidentally, again, 2 years ago. Here's the funny thing, I keep up with EVERYTHING! There has never been $350 refunded to us. Long story short... they want to meet in their office... I don't think they do. I've allowed them to deal with my wife so far, because I can be a real pain. Anyway: DO NOT EVER DEAL WITH THESE CROOKS. This is the worst company with the most moronic, useless and waste of life employees and management. UPDATE: We have been managing our own property for a while now and are finding out how little we got from Atlantic Property Management. These people belong in prison! Our tenants informed us that they never fixed the garbage disposal that they reported months before. I want to sue this bunch of crooks. If anyone else wants to join in to make this a class-action, then hit me up on Google+.