Most investors have no way to grade the work — rent shows up or it doesn't, the annual statement is clean or confusing, and there's no accountability. The Management Scorecard is a seven-category framework you can apply to your current manager (or to PAM). Every category has a measurable standard. Every standard is published. Every published statement is verifiable.
Most investors who switched to PAM knew their old manager wasn't working. Few could point to exactly why — they knew the relationship wasn't working, but couldn't name the specific failure.
The Scorecard is the diagnostic step that should happen before the firing decision. Score well across all seven categories and the relationship is probably fine. Score poorly in three or more, and you're losing money you don't see on the monthly statement.
Apply each category to your current manager, or to PAM. Every standard is measurable, and every PAM standard is published — not buried inside a service agreement.
What To Look For
A monthly management fee capped at a dollar amount — not just a percentage — and waived during vacancy. No setup fee. No trip charges. No vacancy fees. No termination penalties. No ACH or portal fees.
Industry Standard
A percentage fee charged regardless of occupancy, stacked with administrative add-ons: $100–$300 move-in admin, $5–$15 monthly admin, $100–$250 lease prep, and separate trip charges.
PAM
8% of collected rent, capped at $250 per month, fees waived when the unit is vacant. No setup, trip, vacancy, termination, ACH, or portal fees. Full breakdown published on our pricing page.
What To Look For
Ask your manager their actual lease renewal rate. If they don't know it, that itself is the answer. Top operators track this number monthly and treat it as the single most important metric in long-term returns.
Industry Standard
Around 54%. Most managers don't measure renewal performance at all, so they can't tell you the number when asked.
PAM
88.76% (with a 85 to 90% range across the portfolio), measured monthly and reported. The gap against the industry average is the single largest driver of long-term return.
What To Look For
Occupancy rate reported portfolio-wide, not just days on market. Days on market measures listing activity; occupancy rate measures whether income is consistent. A manager who can't provide it isn't tracking it.
Industry Standard
85% to 93% occupancy. Many managers report days on market instead — which only measures how fast a unit was listed, not how consistently it produced income.
PAM
98% occupancy rate. Our back-to-back leasing model starts the renewal process 120 days before lease expiration, and every available unit is listed no later than 60 days before the lease ends.
What To Look For
24/7 emergency dispatch. The owner notified at the same time as the team, not days later. Repair costs at vendor rates, not marked up. A same-day commitment for routine requests.
Industry Standard
Business-hours dispatch with markups on vendor invoices. Owner notification often happens only after the work is already done.
PAM
24/7 dispatch. Owner and team notified simultaneously. Vendor costs passed through at below-market rates with a $10 flat coordination fee per work order. Same-Day Service Guarantee.
What To Look For
Monthly statements that go beyond rent collected and bills paid. CapEx forecasting so you can see future cost exposure. Income–Expense (IncomeEx) breakdowns. Internal rate of return across the full investment timeline.
Industry Standard
A monthly P&L statement and an annual 1099, with limited or no forward-looking analysis.
PAM
Monthly statements through the owner portal, plus a CapEx and IncomeEx inspection at the start of every engagement at no charge. Multi-year IRR analysis through our IRR Calculator.
What To Look For
Month-to-month engagement with short notice required to cancel. No termination penalty. No automatic renewal traps.
Industry Standard
12-month minimums with termination fees ranging from one month of management fees to a flat $500–$1,500 penalty.
PAM
Cancel anytime with one day's notice. Zero termination fees. An Exit Guarantee published in writing.
What To Look For
Specific written guarantees covering the highest-risk categories — cancellation, results, leasing, eviction, and pets — each written in plain language and enforceable.
Industry Standard
Vague language about "satisfaction" or "quality service," with few specifics and nothing enforceable.
PAM
Six stackable guarantees — Exit, Results, Leasing, Eviction, Pet, and a Same-Day Service Guarantee. Each one published in full.
Pull your last 12 months of statements and answer the seven category questions one at a time. If a category requires a number your manager doesn't track — renewal rate is the most common — the absence of the number is itself a score.
Wisconsin tenant turnover averages about $5,000 per unit. An investor holding for 30 years at industry-average renewal can pay that cost five to ten times over. Category 2 alone is the difference between a 30-year hold and a 60-year hold.
The Three-Step Read
Average Wisconsin tenant turnover — the hidden cost a low renewal rate pays again and again over a long hold.
No-cost Scorecard analysis with Jim Miller — we'll walk the seven categories using your current statements and tell you where you stand. If your manager is a 6 or 7, we'll tell you that too. The goal is accurate scoring, not lead generation.