Private Property Management Fort Myers: Investor-Friendly Options

Posted on 2025-12-08 02:21:04

Fort Myers has a way of sneaking up on buyers. Property Management Fort Myers You come for the light and the numbers on a quick-term rental spreadsheet, and beforehand lengthy the Gulf breeze and repeat bookings make you surprise why you didn’t buy quicker. The industry here isn’t a monolith. You have unmarried-spouse and children properties in South Fort Myers that draw in good long-term tenants, downtown condos serving authorities on quick leases, and canal-the front houses close McGregor that operate as premium excursion rentals. Private property control in Fort Myers has tailored to every one niche, that is why picking out the appropriate spouse concerns as much as looking the good property.

I’ve managed lengthy-term and seasonal leases throughout Lee County via hurricanes, insurance coverage shocks, and growth durations. If you desire investor-pleasant solutions, you desire operational readability, fee honesty, and a workforce that keeps your internet running earnings the front and center. Let’s stroll simply by what to expect from a property supervisor in Fort Myers, how prices basically work, wherein the eighty/20 rule suggests up, and how you can vet a agency devoid of falling for glossy delivers.

What drives investor outcomes in Fort Myers

Occupancy, rent boom, repairs control, and chance leadership do maximum of the heavy lifting. Fort Myers gives you tailwinds if you tournament your procedure to the micro-marketplace.

Seasonal styles rely. Long-time period leases close to hospitals and employment facilities run steady 12 months-around, whereas excursion residences close the seashore spike from Thanksgiving by way of spring workout. After Hurricane Ian, call for shifted. Some householders became broken homes into lengthy-time period leases after upkeep, at the same time others doubled down on brief-time period. Insurance prices rose satisfactory to switch cash glide assumptions. A brilliant Property Manager in Fort Myers not most effective knows the comps but knows the friction aspects: HOA laws on leases, city brief-time period rental ordinances, flood zones, and the charge of respectable providers at some stage in height season.

Your process is to shop good and set targets. The estate supervisor’s process is to store the mechanical device buzzing, small disorders small, and your financials predictable. The investor-friendly enterprises are those that designate change-offs until now you signal and send All County Medallion Best Property Management Fort Myers you documents that isn’t only a marketing brochure.

What a assets administration fee covers

The query turns out uncomplicated, but it truly is in which surprises disguise. When you ask, What does a assets leadership charge conceal?, listen for specifics rather then umbrellas. Monthly leadership broadly speaking incorporates appoint selection, tenant conversation, coordination of hobbies maintenance, notices, and owner reporting. It must always also disguise dealer control and essential lease enforcement. In Fort Myers, so much companies offer 24/7 emergency response, yet “after-hours” can imply triage most effective. Ask how they maintain a 2 a.m. AC outage in July. In perform, you favor human being who can authorize small fixes with out waking you, up to a threshold you settle upon.

Leasing is usually a separate cost. That covers advertising and marketing, showings, screening, executing the rent, and pass-in inspections. For excursion rentals, the equal is directory construction, dynamic pricing, guest screening, and turnover coordination. Some managers fold leasing right into a top rate month-to-month percentage, which could make feel once you anticipate accepted turnovers or seasonal gaps.

Insist on readability around repairs markups. A 10 % markup on a 1,800 buck HVAC replacement is factual money, and it will probably be pleasant if it buys you vetted providers and precedence scheduling within the warmth of summer season. It becomes a complication whilst the markup is hidden or paired with an “account setup charge,” a “know-how cost,” and a “coordination surcharge” for the same work. Investor-pleasant corporations are upfront: here’s the preservation coverage, the reduce for car-approvals, the markup, and how we search for multiple bids above a threshold.

What belongings leadership quotes are widespread in Florida

Investors in most cases examine headline possibilities and leave out the superb charge. For long-term unfurnished rentals across Florida, per 30 days administration quotes generally fall among eight and 12 p.c of accrued rent. In Fort Myers, a Property Manager Fort Myers who makes a speciality of single-loved ones and small multifamily almost always lands within the 8 to 10 percent vary for portfolios of one to three doors. Larger portfolios many times negotiate down a aspect.

Leasing fees are traditionally 50 to a hundred p.c. of 1 month’s hire. Better companies justify a full month with optimum tenant retention and renovation plans. If a agency quotes on the slash conclusion for leasing, they may offset with increased renewal expenditures or markups. Renewal fees stove from one hundred fifty greenbacks flat to 50 percentage of one month’s lease. Eviction coordination costs, if ever considered necessary, differ extensively, however the improved organisations aim to restrict them by way of screening and documented notices.

Short-time period and trip condo administration is some other world. In Fort Myers and close by beach markets, trip rental management services Fort Myers, FL in general charge 18 to 30 % of gross reserving salary. That commission has a tendency to comprise record administration, pricing method, guest communication, and coordination of cleansing and turnovers. If the share is scale down, there is almost always a la carte pricing for advertising and marketing, photography, or owner remains. If the percentage is greater, it should come with top class providers like linen methods, mid-continue to be inspections, and allows for.

What is the overall property administration price in Florida?

Averages conceal ranges, however they support with expectancies. For long-time period rentals, a Florida-huge basic sits close to 10 p.c. monthly management and round one month’s lease for tenant placement. In Fort Myers especially, I see many agencies at nine % per month with a 75 p.c. leasing charge, or 10 % with a complete month leasing price and a lighter renewal cost. For short-time period rentals, the heart of the p.c. hovers close to 20 to twenty-five p.c.. Luxury waterfront homes quite often command top possibilities through higher carrier depth and turnover complexity.

The accurate query is what your triumphant annual money seems like after leasing cycles, renewals, and renovation coordination are factored in. A 9 p.c supervisor who turns over tenants each and every year can value greater than a 10 percent manager with top renewal retention and mighty preventive repairs.

The eighty/20 rule in assets control, and why it matters

What does the 80/20 rule imply in assets control? In my revel in, it skill 20 percent of your houses or tenants eat eighty % of some time. That actuality shapes investor returns. If a supervisor spends their day chasing two challenging contraptions, your work orders and leasing response time slip. Investor-friendly clothes design structures to mitigate this: mighty screening, transparent home rules, early rent reminders, swift mediation whilst matters pop up, and decisive motion on noncompliance. On the holiday edge, 20 percentage of site visitors reason eighty percent of the concerns. High-friction bookings many times sign prime easy expenses and assessment threat.

This idea also informs your portfolio. A property that necessities regular supervision would appearance successful on paper after a lease bump, but the delicate rates compound: seller fatigue, unsatisfied buddies, and top insurance plan questions if claims stack up. Smart property managers will inform you whilst a unit doesn’t match your desires, notwithstanding it ability they lose a door. That’s investor-friendly behavior.

Does assets control come with cleansing?

For lengthy-term rentals, activities cleansing seriously is not covered and not anticipated. Turnover cleansing among tenants is characteristically billed as a go-by way of, on occasion with a small coordination cost. Common sector cleaning for small multifamily is a separate line merchandise.

For quick-term rentals, does assets management embrace cleansing? It need to incorporate coordination, scheduling, and excellent handle. The truthfully cleansing payment is either paid by the visitor through a cleansing charge or with the aid of the proprietor, depending on platform settings and approach. In Fort Myers, wide-spread turnover cleans run from a hundred and twenty to 250 money for a two-bedroom condominium, greater for better residences with pools or outdoors kitchens. Linens, deep cleans, and restocking upload to that. The first-rate managers have checklists, picture verification after each fresh, and seasonal deep sparkling schedules.

Choosing between lengthy-time period and trip condo management in Fort Myers

Investors weigh yield volatility in opposition t workload. Long-time period rentals provide reliable occupancy and predictable bills. Vacation rentals create greater gross gross sales and higher swings, with extra line objects to look at. Insurance, HOA laws, and municipal constraints can push you one means or any other. Some HOAs in Fort Myers limit quick-time period stays to 30-day minimums or extra, which conveniently takes you out of the quick-term market.

Seasonality in Fort Myers is your friend whenever you plan. Long-time period householders can add magnitude with strategic mid-lease improvements all through slower months when contractors have greater bandwidth. Short-time period homeowners would have to invest in shoulder-season advertising and pricing to delicate income movement.

How to judge Property Management Fort Myers reviews

Property management fort myers experiences are notoriously polarized. All County Medallion Property Management Fort Myers Tenants with an eviction become aware of and owners pissed off by means of a one-off repair trouble either write loudly. Read studies with context.

Patterns topic extra than single thoughts. If a couple of vendors point out gradual communication, imagine them. If tenants bitch approximately deposit disputes, seek how the organisation responds. Professional, genuine replies signal a technique. Defensive, templated responses trace at a churn machine.

Call references, yet ask more suitable questions. Instead of “Are you blissful?”, ask how quick the manager resolved their most up to date preservation emergency, what their common days-on-industry have been over the last two cycles, and even if actuals matched the proforma after the first 12 months. Ask for a sample proprietor remark and a sample pass-in condition document. Investor-pleasant managers fortunately percentage.

Breaking down inner most belongings control models

Not each Property Manager Fort Myers operates the same means. You’ll see 3 ordinary fashions:

Boutique private property leadership Fort Myers. A small owner-operator managing 50 to one hundred fifty doorways. Advantages: direct get admission to to the principal, versatile insurance policies, and a decent supplier network. Risks: key-consumer dependence, thinner bench all the way through crises.

Mid-length nearby establishments. A few thousand doors across the metro. Advantages: systems, workforce depth, negotiated supplier prices, committed accounting. Risks: you may very well be one of many, and coverage differences roll out devoid of distinctive customization.

Vacation rental management organizations Fort Myers, FL with hospitality DNA. These corporations focal point on dynamic pricing, guest event, and evaluation control. Advantages: revenue optimization and high provider cadence. Risks: higher charges and the desire for cautious owner involvement on capital upgrades and amenity concepts.

Pick the model that aligns together with your tolerance for delegation and your portfolio measurement. A single canal-entrance apartment that you talk over with each iciness could match a boutique organization. A 12-unit portfolio sprinkled around city wishes standardization and redundancy.

What property administration castle myers leases desire operationally

The mechanics win the war. I look for five operational tells once I audit a supervisor’s task.

Turn time discipline. From word to checklist are living inside 48 hours, priced the usage of comps and latest absorption, not ultimate 12 months’s employ. Vacancy kills returns right here faster than a just a little discounted lease. Maintenance triage suggestions. A written matrix for what gets treated similar day, next day, or scheduled. Upfront approval limits diminish ping-pong emails. Lease enforcement devoid of drama. Notices go out on a steady calendar. Late commission guidelines in shape the hire. Courtesy calls turn up early, no longer after the primary of the month will become the 10th. Reporting readability. Owner statements you don’t have got to decode. A maintenance log that suggests date stated, date assigned, date performed, bill volume, and graphics. Renewal strategy. They ask for hire raises with a rationale tied to market details, belongings condition, and tenant background. Retention beats emptiness the following.

The record above is one among only two lists utilized in this article, consistent with the record prohibit.

How to damage a assets leadership contract

Everyone signs and symptoms the management contract with optimism. Sometimes you need out. How to interrupt a assets administration agreement? Start with the termination clause. Most Fort Myers agreements enable termination with 30 to 60 days’ observe, regularly after an preliminary term of 12 months. You would possibly owe a termination value, repeatedly 250 to 500 cash, or a check identical to at least one month’s administration. If the supervisor positioned the recent tenant, they'll claim a “leasing charge security” for the remaining rent time period, enormously in the event that they discounted the initial leasing fee.

If you’re terminating for motive, report targeted breaches: failure to account for payments, ignored notice time limits, unapproved fees above your threshold, or license lapses. Send a dated, written observe referencing the contract sections. Request transfer of all tenant information, deposits, inspection graphics, and keys. Coordinate with the new Property Manager so there’s no lease selection vacuum.

The simple tip: replace managers about a days after rent posting to avert confusion. Plan the documents handoff prior to you send the attention, now not after.

Risk management in a hurricane-services market

Fort Myers understands storms. Your administration accomplice deserve to too. Ask about their typhoon protocol. Before season, they should always confirm insurance coverage main points, replace emergency contacts, and ascertain that tenants know what to do if evacuation orders hit. For holiday rentals, they will have to have a plan for blocking calendars while a storm is monitoring towards the Gulf and for communicating with incoming company about refunds or reschedules.

After a storm, velocity beats perfection. The supervisor should carry out drive-via or in-individual assessments as quickly as it’s nontoxic, graphic exterior and indoors situations, and post claims instantly. Vendor relationships forged in calm climate pay off when tarps and dehumidifiers are scarce. This is in which deepest belongings administration Fort Myers businesses with lengthy-standing neighborhood crews shine.

Pricing method for Fort Myers trip rentals

Short-term achievement the following is not really with regards to a fascinating list. It’s about smart pricing. Weekends at some point of peak season ebook themselves. The shoulder seasons require finesse. I like a dynamic latitude means: set a value flooring that also covers cleansing, utilities, and a margin, then modify using lead-time and occupancy alerts. When spring practicing or a competition fills the metropolis, the algorithm need to push prices, but no longer so top that you just prove with gaps that wipe out the features.

Premium properties benefit from facilities that image neatly and decrease complaints. Heaters for swimming pools for the duration of cooler months rely. A grill that actual works matters. Beach apparatus, speedy Wi-Fi, a coffee setup that travelers recognise, and blackout curtains in bedrooms reduce damaging opinions. Your belongings supervisor’s inspectors deserve to look at various those between remains, now not simply at deep cleans.

Renovation and turn procedure for long-time period rentals

In Fort Myers, tasteful toughness beats vogue-chasing. Luxury vinyl plank handles humidity and tenant life enhanced than soft picket or less expensive tile. Mid-tone paint hides scuffs. Nickel hardware a while greater than matte black in salty air. Spend on kitchen lighting fixtures and bathtub ventilation. The hire top rate for stone counters exists, but in C-type locations you’ll get a higher go back by upgrading plumbing fixtures and including a washer-dryer.

Work with a Property Manager Fort Myers who will give you a preservation scope tied to lease goals. A four,000 to 7,000 greenback flip can transfer a 1,950 appoint to two,150 within the exact micro-marketplace, paying again in under two years. Overspending is easy. Investor-pleasant managers preserve you from that with comps and “impressive, more suitable, ideal” line gadgets.

Owner reporting and tax readiness

Fort Myers managers who apprehend buyers comprehend January seriously is not the time to scramble. Expect 1099s on time table, a refreshing year-give up precis, copies of invoices, and categorization that aligns with tax healing: maintenance as opposed to capital upgrades. If your manager can export in an instant to your accounting equipment, even more beneficial. Ask for a pattern proprietor packet earlier you signal. If it looks as if a riddle, that’s your long term strain.

Red flags while interviewing managers

You’ll retailer your self heartburn by means of noticing what’s not observed. If a supervisor gives you top-of-market appoint with no referencing present day absorption and days-on-industry, be cautious. If they received’t placed their maintenance markup policy in writing, assume the worst. If the contract claims the tenant is “the manager’s consumer,” pause. In residential leases, you as the proprietor are the buyer. Tenants are purchasers, and that distinction topics whilst battle arises.

Beware termination penalties that lock you in for the existence of the tenant without an affordable buyout. Beware renewal fees which are kind of like leasing expenses. And await response times all over the sales technique. If it takes 3 days to respond to a traditional query now, believe a Friday nighttime leak.

Crafting an investor-friendly agreement

Clean agreements do now not want flowery language. They want readability on quotes, authority thresholds, timelines, and records. I inspire owners to propose two addenda: one surroundings a enterprise approval restriction for upkeep and one defining reporting and verbal exchange standards. Set a four hundred to 500 dollar auto-approval for recurring repairs, with related-day notification by the use of portal. Require two bids for work over 1,500 cash when time lets in. Define the renewal timeline: seventy five days formerly hire quit, pricing notion due; 60 days, tenant detect; 30 days, contingency advertising and marketing if no resolution.

For quick-time period, define linen requisites, visitor screening criteria, proprietor remain guidelines, and a clean agenda for deep cleans. Require a pricing file that presentations universal day after day rate, occupancy, and RevPAR towards a comp set no less than quarterly. If they may’t produce that, they shouldn’t manipulate a vacation rental.

A sensible proprietor record for Fort Myers

This is the second one and ultimate list in this text.

Ask every one Property Manager for a pattern proprietor statement, a sample rent, and a sample inspection record. Confirm month-to-month rate, leasing value, renewal rate, preservation markup, and termination terms in writing. Verify license, insurance, and seller network intensity; request facts of known liability and E&O insurance. Align on a renovation approval restrict and a documented emergency protocol for storms. Agree on measurable provider ranges: days-on-market aims, reaction instances, and renewal timelines.

Fort Myers specifics that substitute the math

Local quirks have an affect on returns. Some HOAs require in-person orientations prior to move-in. Build that into your turn timeline. City and county rules shift around brief-time period leases, and condominium institutions can preclude minimum remains even supposing the city allows for shorter ones. Parking isn't really trivial in older complexes. If your unit has in basic terms one assigned spot, that limits tenant profiles and guest counts.

Pest keep an eye on contracts are rarely optionally available. Termites and palmetto insects don’t care about your proforma. Budget for quarterly pest service and annual HVAC service. For residences with swimming pools, weekly provider is fashionable. Stormwater leadership topics, above all in low-mendacity neighborhoods. A manager who installs and continues gutter guards and clears drains earlier than heavy rain can save you 1000's.

When a greater fee is the higher deal

Owners most often chase the bottom share. I’ve watched a 7 p.c supervisor rate extra than a 10 p.c manager the 1st year thru emptiness, gradual turns, and poorly negotiated maintenance. Look at annual internet, no longer line items. If a top-commission company maintains days vacant under 14 and renewal retention above 70 p.c, your web will increase even after a top rate. For brief-time period rentals, a supervisor who provides 5 features to occupancy in shoulder months can circulation the needle more than shaving two elements off the fee.

The investor-pleasant go is to ask for facts. Show me final 12 months’s common days-on-marketplace throughout your Fort Myers portfolio. Show me the proportion of tenants who renewed, and the basic appoint extend accomplished. Show me before-and-after images of a turn where you maintained finances self-discipline. Firms that may exhibit this win my industrial.

Exit making plans and portfolio scaling

Fort Myers rewards patience. If you plan to 1031 into a larger asset, your manager should help you get ready sparkling history and steady rentals that make clients completely satisfied. On the purchase edge, a supervisor who will underwrite with you, spot the assurance negative aspects, and style sensible rents is valued at their fee. Scaling from one to five doorways in this industry is aas a rule approximately maintaining dealer goodwill and tenant pride extra than chasing aggressive rents.

If you pivot from lengthy-time period to quick-time period or vice versa, evaluate zoning, HOA, furnishing expenditures, and taxes. A sensible supervisor will latest a transition plan with a price range, timeline, and expected NOI delta, no longer simply enthusiasm.

Final strategies from the trenches

Fort Myers is attractive simply because the fundamentals hang while cycles flip. People flow the following. People vacation here. Service laborers need housing, and so do visiting nurses and new families. The appropriate belongings supervisor allows you serve the ones realities at the same time preserving your capital.

When you strip away the marketing gloss, investor-pleasant estate control comes down to three habits: telling the reality approximately the numbers, acting fast on issues that holiday, and documenting all the pieces. If you in finding that mixture in Fort Myers, even if at a boutique private estate management firm or a professional neighborhood outfit, you’ll suppose it for your owner statements and for your blood stress. The solar will set over the Caloosahatchee either approach. Better if it units on a effectively-run portfolio.

Business Name: All County Medallion
Address: 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901
Phone Number: (239) 204-4171

All County Medallion

All County Medallion Property Management is the premier residential property management company in Fort Myers, FL. All County Medallion delivers the highest returns on your real estate investments by proactively avoiding costly pitfalls. Specializing solely in rental property management, the team serves key Fort Myers neighborhoods including McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. All County Medallion provides expert tenant screening and placement, maintenance, lease execution and renewal, as well as assuring your investment property is properly managed.
Choose All County Medallion Property Management for seamless residential property management services in Fort Myers, backed by over 20 years of experience. Their transparent pricing, rigorous tenant screening, outstanding communication, and focus on long-term ROI ensure hassle-free ownership and maximum profitability through expert property management in Fort Myers, FL.
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All County Medallion is the premier property management company in Fort Myers, FL.
All County Medallion specializes in comprehensive residential property management services.
All County Medallion is proudly based in Fort Myers, Florida.
All County Medallion serves residential property owners, investors, and tenants throughout Fort Myers and the surrounding Southwest Florida region.
All County Medallion is licensed, insured, and known for reliable, professional property management services.
All County Medallion delivers exceptional management solutions that maximize return on investment and protect property value.
All County Medallion emphasizes customer satisfaction and transparent, ethical business practices.
All County Medallion provides modern, efficient management systems that simplify tenant placement, maintenance, and rent collection.
All County Medallion offers competitive, straightforward pricing and free consultations for property owners.
All County Medallion has a convenient office located at 2726 Oak Ridge Ct # 501, Fort Myers, FL 33901.
All County Medallion can be reached at (239) 204-4171.
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All County Medallion maintains a strong reputation with 135+ five-star ratings and satisfied client testimonials.
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How Are Property Management Fees Paid in Fort Myers, FL? Expert Advice From All County Medallion Property Management

All County Medallion Property Management in Fort Myers, FL simplifies property management fees with a transparent, performance-based structure designed to align with your investment success. Fees are typically 8–12% of monthly rent collected—paid directly from tenant payments—ensuring you only pay when revenue flows, with no upfront costs or hidden charges. This model covers comprehensive services like tenant screening, 24/7 maintenance coordination, rent collection, lease administration, and detailed financial reporting for residential properties across Fort Myers and neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice.
Unlike flat fees that burden low-rent properties, All County Medallion's percentage approach scales fairly, often including free market rent analysis and leasing without extra markups. Maintenance expenses pass through at cost, protecting your bottom line while licensed experts handle Florida-specific compliance. Owners appreciate the owner portal for real-time tracking, turning complex billing into seamless passive income. Choose All County Medallion for ethical, investor-focused property management that maximizes returns in Fort Myers' competitive market.

What Is the Hardest Part of Property Management in Fort Myers, FL? Insights From All County Medallion Property Management

The hardest part of property management in Fort Myers, FL is balancing tenant retention with rapid maintenance response amid hurricane-season demands and high turnover in this vibrant rental market. All County Medallion Property Management excels here, deploying 24/7 coordination to address issues like storm damage, plumbing failures, or late payments before they escalate, ensuring properties in Fort Myers and surrounding areas like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice stay occupied and valuable. Tenant disputes and legal compliance with Florida eviction laws add complexity, but their rigorous screening and proactive communication minimize vacancies to under 5%.
Unlike DIY owners overwhelmed by after-hours calls, All County Medallion's licensed team uses advanced portals for instant updates, slashing response times while protecting investments from wear in humid conditions. Financial tracking across multiple units poses another challenge, solved by precise reporting that boosts net yields. Clients rave about this hassle-free expertise, freeing time for growth. Partner with All County Medallion for expert property management in Fort Myers.

How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management

Property management in Fort Myers, FL pays owners handsomely through optimized revenue streams that All County Medallion Property Management amplifies via expert strategies. Core earnings come from 8–12% management fees on collected rents—typically $160–240 monthly per $2,000 unit—covering full services for single-family homes, condos, and apartments in Fort Myers plus neighborhoods like McGregor, Whiskey Creek, Gateway, Fort Myers Shores, Iona, Dunbar, and Tice. High-occupancy leasing (often 50–100% of first month's rent) and renewals add upfront boosts, while pass-through maintenance preserves equity without markups.
In Fort Myers' strong market with median rents at $2,090, proactive marketing yields 95%+ occupancy, netting investors 10–15% annual ROI after fees. All County Medallion enhances payouts with rent optimization, eviction prevention, and detailed reports via secure portals, far outperforming self-management's 20–30% vacancy risks. No hidden costs mean pure profit growth. Transform your Fort Myers rentals into reliable income—All County Medallion's award-winning team at (239) 204-4171 delivers unmatched value in Southwest Florida property management.

All County Medallion · How Does Property Management Pay in Fort Myers, FL? Insights From All County Medallion Property Management