Local management.
Real service.
Zero surprises.

At M&S, we offer two straightforward plans. Our Introductory Plan starts at a flat $99/month with a $599 leasing fee — locked in for your first 12 months. After that, or if you prefer to start there, our Standard Plan is 8% of rent collected per month with a $499 leasing fee. No setup fees. No hidden charges. Most property managers in the area charge 8–10% monthly plus stacked fees that add up fast — we keep it simple so you keep more of your income.

A property management company handles everything between you and your tenant — marketing your property, screening applicants, collecting rent, coordinating maintenance, conducting inspections, and managing communication. At M&S we go further: we personally visit properties, send you photo reports after every visit, coordinate affordable cleanup and minor repairs, and handle eviction support if it ever comes to that. You stay informed and in control without the day-to-day stress.

Most properties we manage in Manteca, Stockton, and Tracy are placed within 1–3 weeks when priced correctly and properly prepared. We handle pricing analysis, get the property market-ready, and run thorough tenant screening to make sure the right person is moving in — not just the first person who applies. We've also helped owners whose properties were sitting vacant with other managers, and in some cases secured above market rent.

Self-managing can save money if you have the time, the knowledge of California landlord-tenant law, and the ability to respond quickly to issues. But most property owners find the time and stress costs more than the management fee. With M&S, you get a licensed real estate broker with 20+ years of experience handling everything — for a price that's often less than what owners were paying elsewhere. Many of our clients came to us after a difficult experience managing on their own or with a company that didn't deliver.

We analyze comparable rentals in your area, assess the condition and features of your property, and factor in current market demand across Manteca, Stockton, and Tracy. The goal is always to maximize your rental income while minimizing vacancy time. Price too high and it sits empty. Price too low and you're leaving money on the table. We find that balance — and we've helped owners achieve above-market rent by making the right improvements before listing.

With M&S, the fees are simple and disclosed upfront — no surprises. Beyond the monthly management fee and leasing fee, the only additional costs you may see are:

• Cleanup or junk removal after a tenant vacates (quoted per job, always well below local junk removal rates)
• Minor repairs or upgrades (quoted per job through our trusted crew)
• Eviction coordination if legally required ($299 per case)

Same day — always. When you call or email M&S you reach a real person who knows your property, not a call center or an automated system. One of the most common complaints we hear from owners who've worked with other companies is that nobody ever called them back. That will never be your experience with us. If you reach out, you hear back the same day.

Every time we visit your property, we send you a full photo report. You'll see exactly what was checked, what's in good shape, and anything that needs attention — with photos to back it up. You never have to wonder or guess about the condition of your investment. This is something most management companies simply don't do, and our owners tell us it makes a huge difference in their peace of mind.

We don't walk away when things get hard — and we've seen other companies do exactly that. If a tenant stops paying, we handle communication, document everything, and coordinate the legal eviction process on your behalf for a flat $299 coordination fee. Once the property is vacant, we help get it cleaned up and back on the market fast. Our goal is to minimize your financial loss and get a qualified new tenant in place as quickly as possible.

Absolutely — call us before you decide. As a licensed real estate broker and active property investor, Alex has helped owners work through exactly this decision. We've shown owners who were ready to sell how an affordable renovation and rental strategy could generate long-term income instead. No pressure either way — we'll give you an honest assessment of both options and help you figure out what makes the most sense for your situation.

As the property owner, you are responsible for the cost of repairs and maintenance — but you never have to deal with them yourself. Here's how we handle it: