The Opportunity
We're hiring our first institutional-caliber Director of Asset Management to own the performance of the portfolio and build our asset and property management function to the standard of best-in-class operators — the Greystar’s and Asset Livings of the world — but with the speed, autonomy, and ownership upside of a principal-led shop.
This is a true P&L ownership role. You will own the T-12 and the business plan for every asset: you set the strategy, build the budget, drive the revenue, control the expenses, manage the people, and answer for the NOI. You'll have the mandate — and the latitude — to modernize how we operate, bringing 2026's best tools (AI, automation, and centralization) to bear on revenue, expenses, bad debt, and the resident experience.
If you've spent years running someone else's playbook at a large platform and you're ready to build and lead your own, this is that seat.
What You'll Own
Portfolio P&L & business planning
- Own the trailing-twelve (T-12) and full P&L for each asset; build and defend the annual budget and business plan
- Drive NOI growth and protect margin; lead monthly and quarterly variance analysis and the action plans that close the gaps
- Maintain the asset-level model — rent roll, T-12, reforecasts, hold/sell and refinance-timing analysis
Revenue maximization
- Own pricing and revenue strategy: market rents, loss-to-lease, renewal vs. new-lease spreads, concessions, and the occupancy-versus-rate trade-off
- Stand up and optimize revenue-management tools and a disciplined renewal cadence
- Grow other / ancillary income — pet rent, parking, storage, package, valet trash, bulk/managed internet and telecom, application and admin fees, and utility recovery (RUBS)
- Partner on lease-up and absorption strategy for newly delivered ground-up product
Expense control
- Own controllable expenses line by line; benchmark every property against itself and the submarket
- Re-bid and manage vendor contracts and national accounts; control R&M, turn costs, payroll, and make-ready spend
- Drive real estate tax appeals, insurance optimization, and utility/RUBS recovery
- Find savings through technology and process — not just cuts
Bad debt, collections & risk
- Own delinquency and bad debt end to end; build and run the collections strategy
- Modernize resident screening and application-fraud detection (synthetic IDs and fabricated income are rampant in 2026)
- Implement and manage security-deposit alternatives and deposit strategy to balance conversion, risk, and resident cost
- Own the eviction / skip strategy and the legal and vendor relationships behind it
Capital projects & value-add
- Underwrite, scope, and manage renovation and value-add programs — own the ROI, not just the scope
- Prioritize CapEx by return; manage budgets, draws, timelines, and post-completion rent premiums
- Coordinate with development and construction on hand-off, warranty, and stabilization
People, staffing & operations
- Own org design and staffing models — span of control, centralized vs. site-based roles, and incentive plans tied to the P&L
- Hire, coach, and hold accountable property managers, leasing, and maintenance teams; set SOPs and KPIs
- Build a performance culture with clear scorecards: occupancy, leasing velocity, delinquency, NOI, and reputation/reviews
Technology & AI
- Own the operating tech stack with a 2026 lens: AI leasing / virtual agents, centralized leasing and maintenance dispatch, self-guided tours, AP and invoice automation, predictive maintenance, smart-home tech (smart locks, leak detection, thermostats), and BI dashboards
- Use AI and centralization deliberately to cut expense, reduce bad debt, lift ancillary income, and improve the resident experience — and measure the ROI on every tool
- Build the reporting and BI layer so the entire portfolio is visible in near-real time
Reporting & stakeholders
- Own institutional-grade reporting: monthly owner/investor packages, lender compliance and draw reporting, KPI dashboards, and distribution support
- Be the credible, polished voice of the portfolio with investors, lenders, JV partners, and auditors
- Support acquisitions and dispositions: validate underwriting, run operational due diligence, and build the post-close 100-day plan
## What You Bring (Required)
*7+ years in multifamily asset and/or property management, with progressive P&L ownership
- Direct experience overseeing 4,000–6,000+ units of **market-rate, garden-style, suburban** multifamily
- Deep, on-the-ground knowledge of the **Louisville / Kentuckiana market** — submarkets, comps, vendors, talent pool, and the regulatory and tax landscape — built over years working here
- A track record at an institutional platform (e.g., **Greystar, Asset Living**, or comparable national/regional owner-operators) where you ran real playbooks at scale
- Command of the numbers: T-12, NOI bridges, budgets and reforecasts, IRR/return math, and advanced Excel/financial modeling
- Fluency with the operating stack — Yardi property management systems, revenue management, CRM, BI — and a genuine point of view on where AI and centralization create value in 2026
- Executive presence and communication skills to engage investors and bankers with credibility
- A builder's mindset and an owner's mentality — comfortable creating structure where none yet exists
Preferred / Nice to Have
- Exposure to ground-up development, lease-up, and stabilization — not just stabilized operations
- Capital-markets and finance literacy: loan covenants, draws, refinancing, and investor waterfalls
- Designations such as CPM, CCIM, or equivalent
- Experience standing up centralization or PropTech initiatives at a prior shop
- Comfort operating in a lean, fast-moving, principal-led environment
Compensation & Benefits
- Competitive base commensurate with experience
- Performance bonus tied to portfolio NOI and business-plan execution
- Health benefits, PTO, retirement,
Pay: $115,000.00 - $140,000.00 per year
Benefits:
- 401(k)
- Dental insurance
- Health insurance
- Paid time off
- Vision insurance
Work Location: In person
