Foundation Property Management

What Foundation Property Management does

Foundation Property Management, LLC is a privately held residential property management firm founded in 2005 by James Wachob and headquartered at 8520 Macon Road, Suite 2, Cordova, Tennessee. The company provides full-service property management for rental property owners across the Greater Memphis area, including Memphis, Cordova, Bartlett, Collierville, Southaven (MS), and surrounding communities. Services span marketing and tenant placement, resident screening (credit, criminal, reference and income verification at 3x rent with 600+ credit minimum), rent collection and direct deposit, in-house and vendor maintenance, move-in/annual/move-out inspections, legal and fair housing compliance, financial reporting, and eviction handling. The company serves both local landlords and out-of-state investors seeking hands-off management of Memphis-area single-family and small multifamily rental properties.

The technology stack is built on RentVine, which powers the resident portal (rent payment, repair requests, account management), the owner portal (24/7 financial reporting and statements), the vendor portal, and the public rental search platform. Supporting integrations include Twilio for SMS communications (TCR-compliant), LiveChat for website support, Obligo for deposit-free move-in, PayNearMe for cash rent payments at Walmart, and MSI as the preferred renter's insurance provider. The company's most distinctive operational feature is a proprietary sliding-scale repair pricing model using founder James Wachob's homebuilder relationships to access wholesale contractor pricing, with supervisory markups scaling from 20% on repairs under $250 down to 5% on repairs over $1,000.

The business model is primarily recurring management fees at 8% of monthly rent, supplemented by transaction-based repair supervision markups and ancillary fees (non-refundable $45 application fee, $300 pet deposit, $25/pet/month pet rent, $250 fumigation fee, $75 third-party insurance setup fee). Go-to-market is sales-led targeting Memphis-area owners through a free rental property analysis lead magnet, owner informational videos, and a consultative Calendly-based sales process, layered with community/content marketing (blog, YouTube, social channels, referral program). The company self-describes as "Memphis' Fastest Growing Property Manager" and is a member of NARPM and local/regional Realtor associations. Build-to-Rent and Hometown Heroes programs extend the offering into new construction investor services and first-responder tenant incentives, respectively.

Name

Foundation Property Management

Legal name

Foundation Property Management LLC

Website

https://foundationpm.com

Company type

Private

Founded year

2005

Operating status

Operating

Headcount range

51–100 employees

Short description

Foundation Property Management is a residential property management firm serving rental property owners across the Greater Memphis area, charging 8% of monthly rent for full-service management including tenant placement, rent collection, maintenance, and financial reporting.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311)

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

akta.pro secondary industry

Residential Lease Administration & Tenant Services (BPAJAFAL)

Keywords

• Residential property management
• Rental property services
• Tenant screening services
• Rent collection services
• Property maintenance services

Headquarters

HQ city

Cordova

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Supply Chain

Revenue model

1. Property Management Fee: Full-service property management fee of 8% of monthly rent. Covers marketing, resident screening, lease execution, move-in inspection, annual inspection, rent collection, accounting, financial statements, move-out inspection, pet screening, resident communication, and utility management. This is the primary recurring revenue stream.
2. Repair Supervision Markup: Sliding scale supervisory fee applied to maintenance and repair costs. As a homebuilder and turnkey provider, the company uses volume-based wholesale pricing for repairs and adds a supervisory fee: 20% on repairs $0-$250, 15% on $251-$500, 10% on $501-$1,000, 5% on repairs over $1,000. Generates additional margin on in-house and vendor-performed repairs.

Pricing tiers

Go-to-market motion2 records

Distribution channels7 records

Marketing channels8 records

Core offering

Foundation Property Management provides full-service residential property management for rental property owners in the Greater Memphis area, including Memphis TN, Cordova, Bartlett, Collierville, Southaven MS, and surrounding communities. Services include property marketing, resident screening, rent collection, maintenance coordination, property inspections, financial reporting, eviction handling, and legal compliance, priced at 8% of monthly rent. The company also operates a Build-to-Rent program for investors seeking construction through ongoing management.

Product overview

Foundation Property Management offers a comprehensive property management platform centered on its Full Service Property Management offering (8% of monthly rent), which provides end-to-end services including marketing, tenant screening, rent collection, maintenance coordination, property inspections, and financial reporting for rental owners in the Greater Memphis area. The company complements its core management services with a Build To Rent program for investors acquiring new construction properties, providing a turnkey solution from construction through tenant placement and ongoing management. All tenant and owner interactions are facilitated through RentVine-powered online portals (Resident Portal and Owner Portal), which enable rent payments, repair requests, and account access. Additional offerings include rental property listings, a Hometown Heroes incentive program for first responders, resident screening services, property inspection services, rent collection with multiple payment options, and eviction services. The company's pricing structure includes a sliding scale supervisory fee for maintenance repairs ranging from 20% ($0-$250) down to 5% ($1,000+), reflecting their vertically integrated maintenance approach.

Differentiator

Problem solved

Functional benefit

Products and services

• Full Service Property Management Comprehensive property management for rental property owners in the Greater Memphis area covering marketing, tenant screening, rent collection, maintenance coordination, inspections, financial reporting, eviction handling, and legal compliance, priced at 8% of monthly rent.
• Build To Rent Program Turnkey investment program for investors to build new construction homes, find qualified tenants, and have Foundation Property Management manage the property long-term, providing end-to-end investment support from construction through ongoing management.
• Owner Portal RentVine-powered online portal for property owners to view financial statements, reports, and account information 24/7, monitor property performance, and receive team updates.
• Resident Portal RentVine-powered online portal for residents to pay rent, submit repair requests, and manage their rental account, with multiple payment methods including ACH, credit/debit card, PayNearMe, and cashier's check.

Quantifiable outcome

• Within 1 month of switching management companies, owner secured a 2-year lease at $140 more per door (per customer testimonial)
• +2 more outcomes

Named customers5 records

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration6 records

Feature5 records

Partnerships

Eight partnerships are on record, tiered core and minor.

• RentVinecoreTechnology or IntegrationRentVine powers the company's digital property management infrastructure including the resident portal, owner portal, and vendor portal. Residents and owners log in through RentVine-powered portals for rent payment, repair requests, and financial reporting. The rental search feature also uses RentVine's listing platform.
• MSI (Preferred Renter's Insurance Provider)minorChannel Partner/ Reseller/ DistributorMSI is the company's preferred renter's insurance provider for residents who need to obtain coverage before lease signing. An alternative option exists for residents to use their own insurance company with a $75 setup fee.
• NARPM (National Association of Residential Property Professionals)minorStrategic or Co-development PartnerFoundation Property Management is a member of NARPM, a professional association for residential property managers. Membership provides credibility, industry standards, and professional development resources.
• Memphis Area Association of RealtorsminorStrategic or Co-development PartnerFoundationPM is affiliated with the Memphis Area Association of Realtors, providing networking, credibility, and industry resources within the Memphis real estate community.
• Tennessee RealtorsminorStrategic or Co-development PartnerAffiliation with Tennessee Realtors provides state-level industry credibility, compliance resources, and professional standards alignment for the property management business.
• Mississippi RealtorsminorStrategic or Co-development PartnerAffiliation with Mississippi Realtors supports the company's operations in Southaven and other Mississippi markets within its service area.
• Chamberlain Commerce ChamberminorStrategic or Co-development PartnerFoundation Property Management LLC is listed as a member of the Chamberlain Commerce Chamber (Chamber of Commerce), providing local business networking and community presence in the Memphis/Cordova area.
• Hometown Heroes Program (Internal Initiative)minorOthersHometown Heroes incentive program offering $1,000 towards leasing a Foundation Property Management home for active military, law enforcement, firefighters, healthcare professionals, and social workers. Valid for July 2026 with qualified applicants signing a 24-month lease. Active personnel with valid ID required. Cannot be combined with other promotions.

Scale indicators4 records

Recent moves6 records

Expansion highlights6 records

Market position

Strengths4 records

Weaknesses5 records

Competitive moat5 records

Key highlights6 records

Customer concentration

• YouTubeyoutube.com/channel/UC2U8IIbW0VhszW4PhZedLhA
• Facebookfacebook.com/foundationpm
• LinkedInlinkedin.com/company/foundationpm
• Instagraminstagram.com/foundationpmtn
• Xx.com/foundation_pm

Compliance7 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Foundation Property Management