Moving Up the Ranks

I'm tired of being the lowest man on the totem pole. I'm new to leasing but I don't want to be a leasing consultant forever....or even more than a year. What's the fastest way to move up the ladder? I certainly have the gumption, education and experience.

Hi Mrs. Bethea - Great question. I think your situation is tough because you say you have a lot of experience, but are lowest on the totem pole, which leads me to think that your experience doesn't lie with property management. So I think the challenge for you is simply not getting frustrated as you wait to get industry-specific experience. So if you have an frame of mind that you are ready for a move up and don't enjoy leasing a ton, it is going to be hard to do a fantastic job at leasing to warrant a move up.

So I would say the best course of action is to embrace leasing - learn to love it so that you care about getting better and better. And through that process, you will show yourself to be more and more valuable, and earn a promotion.

I know that's probably not what you wanted to hear, and maybe I was off-base with what your issue was, but I hope it helps regardless.

I spent nearly 15 years in retail and wanted out... I went to a temp agency that specialized in property management (in order to use the skillset I worked so hard to learn and build on that). I learned property management, fair housing, marketing, and property financials from a lot of different perspectives. I ended up working for 3 agencies (originally 2, but relocated to be closer to family and joined a third so I could learn the market) and eventually got picked up as an assistant manager for a lease up at a tax credit property (I had no experience with tax credit until that property); I completed tax credit training with that employer and moved on to another property (also tax credit) where they needed a manager. The last property had a lot of problems when I walked in and as a result of these problems, the owner was already (I learned after) in the process of terminating the company that originally hired me and bringing in a new company. Nearly 18 months after initial hire, all problems were solved and the property was back on track to be providing cash flow on a regular basis. I left that property primarily because I was not awarded a merit increase at the time of my annual review; despite the positive feedback I had earned from that, a regional award for performance, and feedback from the owners. At the same time I was not awarded an increase; my maintenance manager (who was brought in at the time of the transfer); WAS awarded an increase.



Using the umbrella of the temp agencies; I was able to earn while I learned from a wide array of perspectives, I got to see a lot of different situations and what worked well and what did not work so well in each. At the same time; I did not have the luxury of getting complacent and building any bad habits as a result. It also put me in the position to be able to say that I CAN do this because I HAVE done that.... as opposed to I think I can do this, let's give it a shot. It gave me a lot of exposure that allowed me to do this with some degree of credibility. In sales, it is all about credibility; would you buy a Ford from someone who drove a Nissan? When seeking new employment (or preferably promotions within the same team) credibility is also important for the same reasons.

I would sit down with your manager and establish a relationship where you can learn something new every day and take on additional responsibilities. If the company has any training opportunities; I would also take advantage of them.

Great insight Johnny. Moving up the ladder can be a slow process, or can be a fast one. In our industry, opportunities always seem to present themselves. While with some individuals it seems as though it is too long to move to the next position, this business also seems to have a tendency to find times when people are promoted without being ready. My advice, ask for training and help and constantly be willing to learn.

Look at the job description for the next level, then read between the lines. While job descriptions provide basic skills needed, the fail to be a guide for developing those skills that can be most important. This includes communication, leadership, analysis of problems and challenges, decision making, and report writing. We expect managers to do these things, however, 90% of the companies and upper management do not have training or programs to develop those skills. By taking initiative and asking questions, asking for more responsibility, and developing your skills through experience and education you will no doubt find opportunity in the future.

Don't be afraid to say, "I'm not ready but I would like to be for the next opportunity." Developing individuals and coaching for success is the key point here, and we being human have a difficult time being objective when it comes to perceiving how we handle many critical areas. Ask for feedback after coaching and being given new tasks or responsibility. Take that feedback both to heart and to your mind. Not an easy thing to do, and sometimes humbling. Take classes such as NALP, CAM, etc. The more you learn and show enthusiasm toward your development, the more others will see your potential.

Good luck.

Like Johnny I came from years in retail when I left I was a DM with 14 stores in 4 states. I was tired of being away from home so often that I wanted a change. I originally wanted to go into real estate, but thought that leasing may give me some perspective. So I went from upper management to being a leasing consultant. I started off on a terrible property, we had a bad rep and crime was prevalent. So rather than focus on the negative I leased apartments by focusing in the awesomely unique floor plans of the property and the great amenities. This had been a community just for singles back in the days before fair housing so there was some really neat stuff about the apartment layouts as well as the two great pools they had. After about 4 months of being a leasing powerhouse I was asked to help out at other properties so I became more of a floating leasing consultant. Where ever there was trouble I would show up. Some days I would be heading to one site just to be called on my way in and redirected to another community. After 6 months I was promoted to an assistant manager, and 3 months later I had my first property. To this day I credit my first leasing experience and my first manager with many of the skills I have today.
@ Mrs Bethea- from your other post you have only been leasing about 4 months right? I believe you have some experience with student housing. What exactly did you do? In order to move up I think you will need a bit more experience in this business. An assistant manager must pretty much know as much as the manager. It takes time to learn those things. The last thing you want it to be promoted before you are truly ready. Then you are just setting yourself up for failure. Larry is right I see more and more people being promoted because they are a great leasing person, but that doesn't mean they'll make a great assistance. The manager who was here before me was in that situation. She was a great assistant, but once she had the responsibility of a manager she caved. I don't blame her as she was coerced into taking the position, I blame the person who put her there.
I see this low man on the totem pole as a recurring theme for you Mrs. Bethea. You have to get out of that mind-set if you want to move forward. You may not have control of how things are run on your property but you do have control of your attitude. Ask for additional responsibilities. Ask the manager or assistant if there is something they could teach you that you could then take over from them. When I have an employee who shows a great attitude and the desire to take on extra responsibilities, they are the ones I keep my eye on for further advancement. Two of the managers I respect the most started out and a pool attendant and a grounds person. You can't get much lower on the pole than that. Due to their humble beginnings they have a unique perspective on what it means to hold each position. Their employees really appreciate that and are very loyal.

When reading this thread, it seems your talking about rather large apartment complexes (300 and up units) whereby you would have a Community Manager, a head leasing agent, an assistant leasing agent, a maintenance supervisor, technician(s), grounds keepers, even swimming pool people.

What about the guy and / or gal / or both (usually), who is/are handed the keys to a smaller complex (25-150) units, (and possibly where the last managers were just freshly fired) and told to "Have a nice day, oh and by the way here is our phone number". Yes, they do it just that way and often.

On that property, you just arrived at the top in one handshake, smile, and possession of the keys. Yes, it IS the way it is done, and more often than you think.

Referencing to the recent forum thread of being a leader, you better already be one in this case or your lifespan will be a quick one. On this forum thread of moving up the ranks, you made the top all at once.

Don't forget the little guys.

Good Morning Mrs. Bethea,

Trust me when I tell you that I completely understand where you are coming from. I joined the wonderful industry of Property Management over 13 years ago. When I joined, I already had a good 5 years of retail and restaurant management experience under my belt, which you would think would be transferable to the real estate management experience, however, I quickly learned it didn’t. While many of the fundamentals of my previous management experience could have easily been implemented in property management, there were too many other areas that I simply needed to learn to be successful.

Just like you I didn’t want to be stuck in the bottom for many years to come, as I witness many managers being still on the field for over a decade and no movement or desire to do more. This was not my character, as I always looking for the next challenge in live. So, I quickly decided to research and learn from others who have moved up in the ranks. One of the things I learned that to move up in the field operations, you needed at least 2 years of solid property management experience, and to move to a corporate position, you needed the experience plus some type of solid education (either college or industry equivalent). Learning that, I decided to make the first two years my knowledge tank experience. I volunteered to any temp assignments, and went to the local community college and took a real estate course. I also asked many questions to my Regional and Supervisors on how things worked, and assisted in any reporting or company activity I could. By doing this, I got exposed to many different types of communities and different program types. By the time two years came around, I had my Real Estate license and multi-site experience. Next thing I know, I was overseeing multi-sites with a title of Assistant Regional/Multi-Site Manager.

I continued to jump in available opportunities and take additional college courses either onsite or online. I got several designations throughout several of the industry educational providers, and continue to build my resume with good solid management experience, going from affordable housing to conventional and even association management. Next thing I know, I had overseen over 20 properties in 10 different states, and received a bachelor in business administration. With the college education, industry designations, and the experience, I was able to apply for corporate positions where the rest became history. Today, I own my very own Property Management Company, and other great ventures. So the best word of advice for you is, study everything you can. Volunteer in other assignments. If a sister property needs help, volunteer, and learn what that property has to offer. Work hard, and let people know you are interested in moving up. You are hungry for more, and show them that you can do a good job by doing a great one in your current position.

Good luck!
Pedro Maysonet

Be involved in the industry as much as you possibly can. Get involved in the discussions on this site and showcase your expertise to the world. Beef up your LinkedIn profile as much as possible. Recruiters love that site so make as many connections as possible. Join the relevant property management groups as well. The more connections you have in the industry overall the more opportunities for other job positions become available to you. Many times it's more of a "who" you know rather than "what" you know scenario.

Great thoughts from everyone on this thread and I wish you all the best Mrs Bethea!

I am a member of many of these LinkedIn groups as well; is there an exhaustive list of groups somewhere that we can see which ones we should opt in for?

Johnny are we connected on LinkedIn? I have a pretty solid list on my profile page. I opted out of quite a few last year because I could not see the value in them but the ones I have I still appreciate the dialog and comment when I can.

Ms. Bethea,

The fact that you are asking this question so soon in your career in Multi Family says so much about you. You kind of remind me of myself when I started out in this industry 2008. I wanted to jump quickly into the next position available because I did not want to be a leasing agent forever. Thank goodness for the mentors I have had who help me fine tune my skills and held the reins tight until they knew I could do each position I have held in my career. The key is going to be how involved you are going to be in your own education (The Training Factor has some great affordable courses) and volunteering to help other sites if you are good at leasing. Become involved in Multi Family Insiders, LinkedIn, and industry pages on Facebook like The Training Factor, Multifamily Insiders, Creating Home and Socially Engaged Marketing. I can tell you that the moment I became involved with this site my career took off on an exciting adventure. Jonathan, Pedro(now my boss who I met on MFI two years ago), Brent Williams, Gerry Hunt, Toni Blakely Nicole Smith are all people that you need to connect with. My other advice to you is to learn each position like the back side of your hand before you move on. I cannot tell you how grateful I ‘am that I took the time to do this because those lessons that I learned while being a leasing specialist, assistant manager are what is helping me as a Property Manager. Oh don't ever be afraid to say you have no clue how to do something or you might end up redoing a Yardi Import Template 5 times . Never give up on your dreams in life. Remember dreams/goals don't come true unless you make the effort to achieve them. Feel to connect with me on my LinkedIn Account or my Facebook page FLY Apartment Leasing Ideas. Also Johnny is full of tons of information so defiantly hook up with him! I wish you the best of luck and do not be a stranger!

Thank you Jolene for the complement... I will take that any day of the week and twice on Sunday for good measure!