If I could give it a zero I would. They have the worst communication i have had with a business…read more Keep insisting I owe x amount of dollars on an account I was told BY THEM was in collections. When I try to get the number for the specific collections agency who has my unwanted account, they don't answer and never send an email back. It's ridiculous. Mind you I was never told or got mail that let me know it would be going to collections. It all seems sus

I do not recommend working with them. Their communication is not great and they tried to convince…read moreme to move in to a home that was not ready, using the Pandmic as an excuse, but they wont refund the holding deposit.

I was a vendor for years working with this company. The reason for the review is due to the fact…read morethat they are letting the renter (who complains about everything at the house) walk all over them and is allowing the renter to say what service is able to work at the property. There have been no complaints from the property manager about the service and has admitted that the renter is crazy and has complained about the A/C the sprinklers the carpet on and on but as the property management company they should stand up and not just say oh the renter has decided to hire someone else. When I replied that the renter did not hire me and the renter cannot fore me but you the property management company did I received no response. It was just easier for her to allow the complaining renter to do whatever he wanted. The owner who hires this company to manage and lookout for their best interest be warned that they will let the renter decide what is best.

Horrible real estate/office. Paid the application fee and…read moreit's been almost 3 weeks calling EVERYDAY multiple times through out the day to get a hold of anyone and not 1 answer. They are never there and are very lazy people. How they find people to rent places out to- I don't know. We emailed them the rest of the documents they asked for weeks ago and last we had touch with them they claimed they never got the email. I have emailed them 3 times. I just find it extremely annoying there's no way to get a hold of anyone through phone or email and even waiting at their office. I've never had such a horrible experience with any business or anybody in my life. Not exaggerating

SUM Property Management has been great so far! Stacy and the team really help take care of…read moreeverything. I was a little worried at first about spending money on property management, but after how easy and smooth everything went, and how helpful and friendly the team is, I'm glad I found SUM Property Management and will definitely be using them for a good long while. Like mentioned above, they pretty much handle everything from collecting rent payments, coordinating repairs, and handling some utilities. Shout out specifically to Stacy for answering all my questions from the start, making my life easier, and being available via email and text. She's super patient and makes sure any issues or problems are dealt, chasing down answers when she's not sure about something. Truly appreciate the service she and the team provides. I highly recommend SUM Property Management if you're looking for someone to help you manage your rental property. They're especially good for first timers!

We transferred from another property management firm that we were very unhappy with the services…read moreand the extra charges. It has been wonderful working with Stacy at SUM property management! She is very responsive, professional, and extremely helpful! I highly recommend SUM property management.

Jason reached out directly to settle any confusion we had with the move out inspection and he was…read morevery professional about the whole thing. I misunderstood the situation and how the final move out inspection works. The things charged for are unrelated to that inspection and are completely valid. Jason has always been upfront and it was kind of a shock when we saw the final inspection which is not done by him. We never had any problems with maintenance or them sending out people to promptly help. Thanks again Jason for clearing up these details on what we were reading and very sorry for misunderstanding the situation you guys are great.

Very helpful thank you Bradley for making this process as smooth as possible. This apartment I've…read morelived in for 10 plus years and it's time to move on.

The unprofessionalism of this management company is awful! We filled out our paperwork for a rental…read moreand got the ok, then after numerous calls that were not returned by them were then told we were denied. The calls we did make to them were about our deposit amount and when we would receive keys to the house since we sold our house and wanted to know our move in date. When my husband would get a call back, the woman would not remember anything he asked her and would give the excuse that she would get back to him again with an answer after talking to the owners. I feel if you run a business managing properties, you obviously need to know to call people back and get them the information needed instead of the run around we received. Very unprofessional! Thanks for completely throwing our moving timeline in the garbage!

Great property management company if you need a rental property in Oakdale, Escalon or any of the…read moresurronding areas. I have used them for three house so far and I have been very happy with both the finding of a new house and exiting of an existing house. All of the employees are very knowledgeable and friendly. If there is a problem in the home, either during business or nonbusiness hours, they are dealt with in a very timely manner. I recommend this company to anyone looking for a rental in the area.

Sherry Kupper, and her partner agent Steve Padilla, did amazing work for us! We tried others who…read moredidn't come close to the level of attention they gave us. Responsive, knowledgeable, on top of every detail, Sherry and Steve got our house sold the first weekend it was listed with them! Other agents listed, took photos with their cell phones to make bland flyers, and nothing happened. Zip. Nada. Zilch. Sherry's enthusiasm for the uniqueness of the property made all the difference. They had a professional photographer take wonderful pics of the house and property, which she put online and in beautiful flyers. They really invested time and money into this listing, and supported it with excellent communication: regular phone calls, emails, & texts, responding to our questions or to keep us up-to-date. Anytime someone wanted to see the place, they were here. We highly recommend Sherry Kupper and Steve Padilla.

Outstanding team of professionals @ c21mm and CPM property management... They been in the community…read morefor decades as a leader and continue to deliver top notch service....

Renters Beware! Rented a property through Touchdown Properties and Rick and Rachel Jones. We had…read moreseveral issues with the rental property, including not having a house that was not fit to live in. We decided it was time to buy our own home instead of rent. We put in our notice and had a walk thru done with Rachel. Touchdown Properties then waited past the 21 days allowed by California law to inform us that they w... view moreere keeping our entire deposit. This was done without notifiying us of any work that needed to be done. Both my husband and I tried to call them several times before the 21 day period to ensure there were no issues with our refund. This team flunked at communication and knowing the renters rights. Renters beware, I would not reccomend this business

RENTERS BEWARE! Would rate 0/5 stars is possible. My fiancé and I went round and round trying to…read moreget in touch with someone here because they do not answers their phones nor return calls. We stopped by the office a few times and it was always closed. We finally caught Rick at the office and were shown the house. It had a ton of issues but we were reassured they would be resolved prior to us moving in. We signed the lease in good faith and moved in. Nothing has been done and the house was absolutely FILTHY. After a few nights, we discovered the house was INFESTED with cockroaches. Then Rachel informed us that the house had been vacant for about a YEAR prior to us moving in. If I had known this, I would have never signed the lease. The house was completely uninhabitable due to conditions of the carpet, roaches, evidence of rodents, condition of the fence (about to FALL OVER), outlets uncovered exposing wires and housings, etc. They tried to charge us a $250 re-rent fee (not at all mentioned in the lease) and refused to give us back our safety deposit or rent after they had OFFERED to release us from the lease rather than fixing any of the issues. (We vacated the premises a week after moving into the home). Absolutely appalled by the type of people running this place and in shock that they even have their realtors licenses. Completely unprofessional.

RUN RUN RUN AWAY! FALSELY POSTED PICTURES OF BBB ACCREDIDATION ON HER WEB PAGE! NOT ACCREDITED. I…read morerented a house from Jennifer that has been the worst experience IN MY LIFE EVER. The unit sat vacant for over 2 months (should've been my give away, but the home looked nice and was in a decent area of modesto). We moved from Huntington Beach back home. We had my mother and her friend inspect the unit, and they pointed out some things to her that needed to be fixed, since we were unable to. SHE DID NOT TAKE CARE OF these items, including the broken garbage disposal (sitting next to sink) an un-hung bathroom mirror (how am i supposed to get ready for work??!!) and wait for it... A FLEA INFESTATION!!! we saw the first one about 3 days after moving in, and since have found them on my 6 month olds face and body. We also have only had lukewarm water, about 80 degrees. I can not possibly tell you how this has affected our lives and stressed us out, and cost me MONEY! I hope no one ever has this experience, and recommend you high-tail it away from River Oaks ASAP. ***TO PROPERTY OWNERS-THERE IS A REASON SHE HAS LOW RATES! HOPE YOU DONT END UP IN COURT BECAUSE OF HER IRRESPONSIBILITY!***

As a landlord do not use Jennifer. She never returns your call's or emails and if she does, it's…read moreusually after 2 weeks waiting. She falsely informs you that work was done on the rental for the tenants, but the tenant indicates that nothing was done and then steals the money from the escrow account, When I asked for receipts she never sends them. I've been trying to close the service account with her business for over 2 months and I have yet to receive the tenants deposit or funds being held in escrow. It is unfortunate, but I may have to open a case against her in a small claims court.

Would not do business with this company again due to the "gray areas" in the agreement terms…read moreregarding move out contractual obligations. I highly recommend getting everything in writing when conducting business with this organization.

WARNING WARNING WARNING!!!!! Please be careful when. Selecting this company. I am glad i did not…read morefall for there money grab. But it sounds like many have. I fealt I had to say something because it made me so mad. When people are looking for a home every dollar matters and these people just want to take from you. I am going to explain my experience so you hopefully avoid this company. So Me and my family are in the market for a bigger home. Mind you we do not need to move we are just shopping for something bigger a 4 or 5 bedroom. We also arnt 100% sure if we want to buy yet. So we noticed a rental available on There website on 06/19/2026 we really liked it but unfortunately it was about 4:30 in the afternoon and it was to late to contact them to try and get details. So I did email them and basically tell then we were very interested. We started the online application just to have it ready so once we viewed the property and if we liked it we could just pay and apply instantly. So on Monday 06/22/2026 I called the office first thing in the morning at 0855. I was actually surprised they answered and I asked the agent about the property we were interested in. He stated that the property has already received a qualified applicant. So that threw the first red flag. So then I asked him how can I go about seeing a different property. He stated we have to fill out and pay for the application a $50 charge to even look at anything. He tried to make it sound good by saying once we qualify then we have access to all there listinings. I told him we are only in the market for a 4 or 5 bedroom and we have no desire to go for anything less than that. And he stated that they do not have the time to show the house to every person interested. Which I understand but I stated why wouldn't you atleast offer 1 open house then atleast you gave people an option to view the home. But buy this time I have already realized this company does not care they just want the money. So basically they kept this house on the market all weekend and still today it is listed as available on 06/23. They are taking $50 a pop from people filling out applications on line. They dont even have the decency to change the status to pending. Like I said I did not fall for there crap. Please be careful people because they are making money off your Application fee ​at its truly wrong and shouldn't be legal.