Evernest Property Management Show (Formerly 300 to 3,000)

In this episode of The Evernest Property Management Show, Evernest's Director of Leasing, Brett Drevlow, joins Spencer Sutton and Matthew Whitaker for an in-depth conversation on what's required to lease rental properties in 2025.

Brett highlights the importance of overcoming tenant objections, building trust, and using data-driven pricing strategies. His leasing team handles ~350-400 move-ins monthly, communicating mainly via phone and strategically handing off leads through stages from contact center to underwriting and move-in coordination. He emphasizes thorough tenant screening to combat fraud, which ranges from 7-12% of applications, and the need for consistent communication with property managers to inform owners about market trends and pricing adjustments. This discussion underscores leasing as both an art and a science requiring competent, empathetic management to secure quality tenants and protect owner investments.

You'll Learn:

• How to work around the limitations that common comp software misses
• Why having a pool or a huge yard doesn't mean your property will rent
• What to do when faced with the most common objections potential renters have
• The secret to unlocking consistent leases
• The technology Evernest leverages to maximize its leasing process

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Connect with Matt, Spencer, and Gray at Evernest: Evernest.co

Guest: Brett Drevlow, Evernest's Director of Leasing

Link: Connect with Evernest

Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!)

Visit the Podcast Website: Evernest.co/podcasts

Email the Show: podcast@evernest.co

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Production House: Flint Stone Media

Copyright of Evernest 2025.

In this episode, Spencer and Matthew sit down with longtime friend and property management veteran Bryan Jenkins, now President of Gentone Property Management. Bryan brings more than 25 years of experience in the industry, from his early days managing corporate housing for Honda executives in Birmingham to building and selling a regional property management company, leading institutional operations at PURE, and now expanding Genstone’s multi-service real estate ecosystem.

Bryan shares his journey, lessons learned from different market cycles, and why he believes relationships will always be at the heart of property management—even as technology and AI transform the industry. The conversation covers everything from institutional investors and build-to-rent to the boutique operator’s future, remote team members, and how AI could reshape the role of property managers.

What You’ll Learn in This Episode:

• How Bryan accidentally fell into property management after leaving the military.
• The early corporate housing boom in Birmingham and how it fueled business growth.
• Why diversification into C-class and Section 8 housing became essential.
• Lessons learned managing through the 2008 housing crisis and institutional cycles.
• The story behind selling his company to PURE and transitioning into institutional management.
• How Genstone Property Management integrates property services, construction, insurance, and more under one roof.
• The challenges and opportunities of managing across multiple states and markets.
• How AI is beginning to impact property management operations and where it might go next.
• Why boutique property managers and large-scale operators will both thrive, while the “middle” may struggle.
• Why, even with AI and technology, property management will always be about relationships.
  

Memorable Quotes:

• “I’m a relationship guy, so it’s always about relationships. At the and of the day, our business is still about relationships and I don’t think any amount of technology is gonna change that.”
• “It’s always best to be the second property manager, not the first.”
• “AI may change the way we operate, but it won’t replace the need for trust and communication.”

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Connect with Matt, Spencer, and Gray at Evernest: Evernest.co

Guest: Bryan Jenkins, President of Gentone Property Management

Link: Connect with Evernest

Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!)

Visit the Podcast Website: Evernest.co/podcasts

Email the Show: podcast@evernest.co

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Production House: Flint Stone Media

Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, host Spencer Sutton interviews Jeremy Tallman and Scott Hallberg of T&H Realty Services to learn how these brothers-in-law have kept their rental property owner churn below 15% while managing 1,200 doors. Looking for one-stop shop property management services in Indiana? Get in touch with T&H Realty Services today.

You'll learn:

• Why churn has become such a big problem in the industry
• How prioritizing the renewal process has expanded T&H Realty Services' opportunities
• The secret to retaining owners (hint: refocusing on relationships is key!)
• How educating property owners on the market and maintenance costs retains business

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Connect with Matt, Spencer, and Gray at Evernest: Evernest.co

Guests: Jeremy Tallman and Scott Hallberg of T&H Realty Services

Link: Connect with Evernest

Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!)

Visit the Podcast Website: Evernest.co/podcasts

Email the Show: podcast@evernest.co

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Production House: Flint Stone Media

Copyright of Evernest 2025.

In this episode, Spencer Sutton reveals the six brutal truths that he's learned from growing teams so that you can avoid making critical leadership mistakes that could destroy your property management business.

You'll learn:

• Why you're the hardest direct report to manage
• What the Circle of Insanity is - and how to regain control
• How to develop discipline
• Why lifting up the rock and looking at the squiggly things sets your team up for success
• The understated power of leading with your vision first
• How culture makes or breaks your business' longevity

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Connect with Matt, Spencer, and Gray at Evernest: Evernest.co

Link: Connect with Evernest

Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!)

Visit the Podcast Website: Evernest.co/podcasts

Email the Show: podcast@evernest.co

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Production House: Flint Stone Media

Copyright of Evernest 2025.

Matthew and Gray sit down with Ray Hespen (Property Meld) to unpack why, in today’s market, maintenance execution is one of the biggest levers for NOI. Ray shares fresh data showing how specific maintenance behaviors statistically change renewal rates, why the first 90 days are make-or-break, and how coordinators armed with benchmarks can talk to owners with confidence. We hit alignment of PM/owner incentives, proactive budgeting, and where insurance + AI are taking maintenance next.

What you’ll learn:

• Why post-2021 conditions make leasing + maintenance the profit center, not an afterthought.
• New data: a certain maintenance ops style can measurably lift renewal rates.
• First 90 days = landmines: failures in HVAC, water, and hot water can spike churn risk ~90%.
• How communication volume & satisfaction correlate to renewals (over- and under-comm can both hurt).
• Using data to set realistic NTEs and keep owner trust (no wild estimates).
• A simple way to budget maintenance so owners expect the spend (and stop feeling “surprised”).
• Turning a 60-day coordinator into a 20-year vet with benchmarks, history, and vendor fit.
• The case for aligning incentives around NOI (not just service volume).
• Why resident quality and past care of a home should influence expectations—and maybe pricing.
• A peek at insurance-style maintenance and portfolio-level risk in the next 5 years.

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Connect with Matt, Spencer, and Gray at Evernest: Evernest.co

Guest: Ray Hespen of Property Meld

Link: Connect with Evernest

Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!)

Visit the Podcast Website: Evernest.co/podcasts

Email the Show: podcast@evernest.co

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Production House: Flint Stone Media

Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, CEO of ProfitCoach Brad Johnson returns to share industry secrets that every property manager should know. Have additional questions? Reach out to Profit Coach on their website or Brad on LinkedIn.

You'll Learn:

• The two most difficult transitions all PMs face when trying to scale
• How to avoid becoming a business bottleneck
• Why a gradual transition from being hands-on with every owner to passing issues to your employees works best
• The importance of uniformity across your property management agreements (PMAs)

Plus:

• Who your first hire should be based on your skillset
• What people looking for freedom of time and money should do next

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Connect with Matt and Spencer at Evernest: Evernest.co

Guest: Brad Johnson, CEO of ProfitCoach

Link: Connect with Evernest

Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!)

Visit the Podcast Website: Evernest.co/podcasts

Email the Show: podcast@evernest.co

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Production House: Flint Stone Media

Copyright of Evernest 2025.

In this episode, Evernest heavyweights Matthew Whitaker, Spencer Sutton, and Gray Hall discuss the biggest lessons they’ve learned from acquiring more than 30 companies. From unexpected challenges during integration to building the right team and managing owner expectations, this conversation dives deep into what it really takes to grow a business through acquisition.

You'll Learn:

• Why an acquisition can feel less exciting and more like buying work -  and why it's still worthwhile
• How building trust with owners can be easy if  you're strategic about it
• What level of business density best empowers success in a new market
• The importance of creating a dedicated acquisition team

Plus:

• The biggest challenges when working with new rental property owners post-acquisition
• What to expect when buying a small business and how that impacts employees

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Connect with Matt and Spencer at Evernest: Evernest.co

Link: Connect with Evernest

Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!)

Visit the Podcast Website: Evernest.co/podcasts

Email the Show: podcast@evernest.co

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Production House: Flint Stone Media

Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, hosts Spencer Sutton and Matthew Whitaker chat with Brad Johnson, CEO of Profit Coach. Their conversation delves into the importance of having a solid financial foundation for property management companies, exploring financial performance, revenue generation, and the significance of ancillary services. Brad shares his unique journey into property management, emphasizing the need for clarity in financial goals and the common pitfalls many property managers face. Reach out to Profit Coach on their website or Brad on LinkedIn.

You'll Learn:

• Why the bottom 10% of clients often drain your resources
• How to focus on value creation to build trust with clients
• You can have a profitable business with fewer doors
• How to get ready to sell your business to maximize profits

Plus: 

• How ancillary services can significantly boost revenue
• What questions you must be able to answer to make the most of selling your property management business

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Connect with Matt and Spencer at Evernest: Evernest.co

Guest: Brad Johnson, CEO of Profit Coach

Link: Connect with Evernest

Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!)

Visit the Podcast Website: Evernest.co/podcasts

Email the Show: podcast@evernest.co

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Production House: Flint Stone Media

Copyright of Evernest 2025.

In this episode of The Evernest Property Management Show, Todd Reid reveals how the 2008 financial crash wiped out his financing, forced mass layoffs, and pushed him into full-time property management. He reveals exactly how he rebuilt from survival mode to a 470-door property management portfolio with actionable steps that any aspiring wealth-builder could follow. Reach out to Todd on LinkedIn or Facebook.

You'll learn:

• How Todd turned a catastrophic bank failure into a thriving business
• What Todd and Spencer would have done way earlier to make their property management businesses succeed sooner
• The difference between the adrenaline of finding new deals and the grind of property management + recurring revenue
• How Todd turned a catastrophic bank failure into a thriving business - and what you can do to get all the glory with less strife and struggle

Plus:

• The importance of community and how it's unlocked opportunities for Spencer and Todd alike
• Why reaching 1,000 doors no longer appeals to Todd (and what he's focused on instead)

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Connect with Matt and Spencer at Evernest: Evernest.co

Guest: Todd Reid | Reach out to Todd on LinkedIn or Facebook

Link: Connect with Evernest

Link: Evernest YouTube Channel (@ThreeHundredToThreeThousand) (Watch this episode and more!)

Visit the Podcast Website: Evernest.co/podcasts

Email the Show: podcast@evernest.co

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Production House: Flint Stone Media

Copyright of Evernest 2025.