Should you self-manage your rental property or hire a property manager? In this episode of Real Estate Returns, CPA Greg Seay sits down with Parker Touchton of Pinewood Management, who manages nearly 70 short-term, mid-term and long-term rentals across Northwest Arkansas and owns both types himself.

We break down what property managers really charge (8% to 10% for long-term rentals, 20% to 25% for Airbnbs), the hidden costs of self-managing a short-term rental, the red flags to watch for when hiring a manager, and how your property manager's hours can make or break the short-term rental tax loophole.

In this episode:
✔ Property management fees for Airbnb vs. long-term rentals
✔ Why "gross vs. net of cleaning fees" changes what you pay
✔ Hidden fees to ask about before you sign
✔ What property should never be a short-term rental
✔ When to convert an Airbnb to a mid-term or long-term rental
✔ Short-term rental regulations in Bella Vista, Fayetteville and Jasper
✔ How your property manager affects the 100-hour material participation test
✔ The tax records your property manager should give you at year end
✔ How to decide when it's time to hire a property manager

CHAPTERS
0:00 Intro
0:43 Meet Parker Touchton, Pinewood Management
1:31 Why he started self-managing his first Airbnb
2:04 Property management fees: long-term vs. short-term
4:42 Why your property manager needs a real estate license
7:03 What Airbnb owners underestimate
8:27 What property should never be a short-term rental
10:22 Converting an Airbnb to a long-term rental
11:35 Mid-term rentals explained
12:50 Short-term rental regulations in Northwest Arkansas
15:08 How property management fees and repairs work
17:46 Hidden fees to ask about
19:51 Red flags when hiring a property manager
21:37 What makes a great (or bad) owner
24:33 Who owns the Airbnb reviews?
26:20 Short-term rental loophole and material participation
28:35 Year-end owner statements and 1099s
30:36 Occupancy and tourism taxes
31:57 Advice for first-time rental investors
32:51 Self-manage or hire a property manager?
34:10 How to reach Pinewood Management

RESOURCES
Pinewood Management: https://pinewoodmanagement.com
Work with Cornerstone CPA: https://rei.cpa
Read the blog post: https://rei.cpa/blog/20261012

LISTEN ON
Apple Podcasts: https://podcasts.apple.com/us/podcast/real-estate-returns/id1640330438
Spotify: https://open.spotify.com/show/4sUygCOxAzBg9Rc6nCLbgt
Subscribe on YouTube: https://www.youtube.com/@reicpa/

Real Estate Returns: where the returns you earn meet the returns you file.

This video is for general educational purposes only and is not tax, legal or investment advice. Consult a qualified tax professional about your specific situation.

#PropertyManagement #RealEstateInvesting #ShortTermRental

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