For investors
Buy the right rental, then let a team that manages over 400 homes run it.
As a Realtor® with 940 Realty, LLC, I help investors find and buy property around Wichita Falls. After closing, Wortham Property Management, where I work as a property manager, can take care of tenants, rent and repairs.
Finding the deal
I analyze properties the way a property manager would.
Anyone can send you listings. I tell you what a house will realistically rent for, how fast it will lease, and what it's likely to need, because I see those numbers every day.
- Rent estimates based on homes WPM has actually leased, not online guesses
- Repair and make-ready estimates before you make an offer
- Neighborhood-level vacancy and tenant demand
- Off-market and investor-friendly listings when they come up
- Help with single-family, duplexes, small multifamily and portfolio buys
- Guidance on when to hold, refinance, sell, or 1031 into something else
Wichita Falls rental market
Why investors look at Wichita Falls
Steady military demand
Sheppard Air Force Base brings a steady flow of service members and families who need rental housing, many paying with a housing allowance.
Student & staff housing
Midwestern State University and the local hospitals and employers create demand for smaller units close to campus and work.
Affordable entry prices
Home prices here are low compared with the state's big metros, so rent-to-price ratios can work in ways they no longer do in Dallas or Austin.
Property management
Management through Wortham Property Management
Management is provided by Wortham Property Management, where I'm on staff as a property manager. Once you own the property, the WPM team handles day-to-day operations, and you get monthly statements and a manager who picks up the phone.
Tenant screening
Credit, background, eviction history, income and landlord references.
Marketing
Photos and listings designed to keep vacancies short.
Rent collection
Online payments with direct deposit to owners.
Maintenance
Preventive care and fast work orders to protect the property's value.
Lease management
Texas-compliant leases, renewals and market rent reviews.
Financials
Monthly statements and year-end reporting in the owner portal.
Market analysis
Regular rent reviews so your rent keeps up with the market.
Eviction support
If it comes to that, handled by the book under Texas law.
Getting started with management
From signed agreement to rent in your account
Walkthrough
We tour the property, note its condition, and recommend any make-ready work.
Price & market
Rent set from our own leasing data; photos taken and listing published.
Screen & lease
Applicants screened against written criteria; lease signed and deposit collected.
Move-in
Documented move-in inspection, keys handed over, utilities confirmed.
Operate
Rent collected and repairs handled. Big decisions come to you first.
Report
Monthly statement and owner draw, with everything visible in the owner portal.
Investor tools
Rental cash-flow calculator
Enter a property's numbers to estimate its monthly cash flow, cap rate and cash-on-cash return. Sample numbers are filled in to start. Texas has no state income tax but high property taxes, so don't skip that line. Remember that a rental won't get a homestead exemption.
Monthly cash flow
$0
- Cap rate
- 0%
- Cash-on-cash return
- 0%
- Net operating income (yr)
- $0
- Mortgage payment (P&I)
- $0
- Operating expenses (mo)
- $0
- Cash needed to close
- $0
Estimates only, not financial advice. Real returns depend on financing, taxes, condition and the market. The management rate shown is an example. Contact me for an actual quote.
Common questions
Investor FAQ
Do I have to use WPM for management if you help me buy?
No. You're free to self-manage or use anyone you like. Most of my investor clients do choose WPM, since the same people who helped analyze the deal end up running it.
What kind of properties make sense in Wichita Falls?
It depends on your goals. Three-bedroom single-family homes in established neighborhoods tend to lease quickly and hold tenants longer. Duplexes and small multifamily can cash flow better but need more hands-on management. I'll walk you through the trade-offs.
Can you help if I live out of state?
Yes. Many of our owners live out of town or are military families who kept a home after a PCS. Showings, inspections and closings can be handled remotely.
I already own a rental. Can WPM take it over?
Yes, including properties with a tenant already in place. We'll review the current lease and deposit records, then take over from there.
How much does management cost?
It depends on the property and the services you need. Contact me for a free proposal with exact numbers.
Have a property in mind, or want me to find one?
Send me an address or your budget, and I'll send back comps, a rent estimate and my honest take.