KEO Management, LLC
Job Description
Job Description
THE COMPANY We are a vertically integrated residential real estate investment and property management company focused on providing quality housing and best-in-class living experience. We own and operate close to 400 apartment units across 20 locations in the northern, eastern, and southern suburbs of Dayton. Our scattered site portfolio consists of B and C class assets in strong locations, ranging from 4 to 72 units, averaging 19 units per location. Our strategy is value-add: we acquire underperforming assets, identify hidden value, and unlock potential through disciplined operations, and strategic improvements. Since launching operations four and a half years ago, we have doubled our portfolio. Our goal is to double again in the next 2-5 years. We are building a high-performing team to manage operations and lay the foundations for scalable growth. Our vision is to build a world-class company that consistently delivers value to residents, employees and investors. If you are energized by high standards, disciplined execution, and the opportunity to build something meaningful, we invite you to join us.
THE OPPORTUNITY We're looking for an operational powerhouse who can turn our scattered-site portfolio into a disciplined, NOI-generating machine. This is not a caretaker role—it is a mandate to build airtight systems, enforce accountability, and deliver measurable results. The mission is to ensure that our company consistently delivers on its promise: Best in class living experience. As the Director of Property Operations, you will be accountable for operational excellence, team leadership, and portfolio profitability. You will oversee all daily functions — leasing, marketing, resident experience, maintenance, turns, vendor relations, and team accountability. You'll enforce standards, drive NOI, and build a team of A-players who deliver consistently. This is a hands-on, field-first position. you'll be present at properties, walking turns, inspecting curb appeal, verifying vendor work, and ensuring accountability.
Success means ownership is fully removed from daily operations, setting the stage for you to advance as the portfolio scales. Done right, this could be a career-defining role—the last position you ever need to take.
WHO YOU ARE You are a hands-on, systems-driven operator who thrives on execution. You despise disorder, love clear accountability, and measure your success in tangible results. You are energized by fieldwork, troubleshooting operational issues, and building high-performance teams.
KEY RESPONSIBILITIES Strategic Leadership Build the operating platform.
Transform a scattered-site portfolio of approx. 400 units into a disciplined, scalable operation. You will design, refine, and enforce the systems that enable scalable growth. Institutionalize standards.
Move the business from reactive to process-driven execution. Implement SOPs for leasing, maintenance, turns, inspections, and resident communications, and hold every team member and vendor accountable to them. Shape the culture.
Model high standards and build a culture defined by accountability, efficiency and excellence. Recruit, coach, and retain A-players who thrive in a high-performance environment. Financial Ownership Own the P&L.
You will be fully accountable for NOI and variance control across the portfolio. Create budgets, monitor weekly, and course-correct quickly. Deliver cost discipline.
Take full control of turns and CapEx. Enforce cost sheets, negotiate rates, and hold vendors accountable for cost, quality, and timelines. Show measurable savings every month. Drive measurable results . Deliver higher NOI margins, faster turns, vendor savings and clear financial improvements. Resident Experience Make resident experience a competitive advantage . Ensure service requests are completed promptly, communities are clean, safe and appealing, and resident communications are proactive and responsive. Drive resident satisfaction and retention Command leasing execution.
Enforce disciplined guest card follow-up, showings, and conversion to keep occupancy consistently above target. Field accountability.
Personally inspect properties regularly to confirm curb appeal, life-safety, and preventive maintenance standards are met. Problems should be caught early, fixed quickly, and not allowed to repeat.
QUALIFICATIONS Must-Haves
3+ years managing operations and financial performance of ≥250 units with full P&L accountability.
Multi-site/scattered-site oversight.
Proficiency with property management software (AppFolio preferred; Yardi, Rent Manager, ResMan, Buildium acceptable).
Strong Excel/Google Sheets skills.
Proven record of driving NOI and operational discipline.
Bias for action; proactive, accountable, and results focused.
Nice-to-Haves
Experience building/improving SOPs and KPI dashboards.
Managed software transitions.
Background in value-add multifamily, student housing, or small/growing companies.
COMPENSATION Base Salary:
$100,000–$120,000 (based on experience and location) Relocation Assistance
available for candidates outside the Dayton area
BENEFITS 401(k) with company match Health, dental, vision insurance with Health Savings Account (HSA) Paid time off & holidays Professional development (certifications, training) Career advancement opportunities
WHY JOIN US
Real Impact:
No corporate bureaucracy. Your leadership translates directly into measurable NOI, occupancy, and resident satisfaction.
True Ownership:
Autonomy to enforce standards, build systems, and make critical decisions.
Career-Defining Role:
Clear career path as the company scales.
You Shape Culture:
We live by our core values—Respect, Action, Integrity, Service, Excellence—and expect our leaders to embody them fully.
Job Description
THE COMPANY We are a vertically integrated residential real estate investment and property management company focused on providing quality housing and best-in-class living experience. We own and operate close to 400 apartment units across 20 locations in the northern, eastern, and southern suburbs of Dayton. Our scattered site portfolio consists of B and C class assets in strong locations, ranging from 4 to 72 units, averaging 19 units per location. Our strategy is value-add: we acquire underperforming assets, identify hidden value, and unlock potential through disciplined operations, and strategic improvements. Since launching operations four and a half years ago, we have doubled our portfolio. Our goal is to double again in the next 2-5 years. We are building a high-performing team to manage operations and lay the foundations for scalable growth. Our vision is to build a world-class company that consistently delivers value to residents, employees and investors. If you are energized by high standards, disciplined execution, and the opportunity to build something meaningful, we invite you to join us.
THE OPPORTUNITY We're looking for an operational powerhouse who can turn our scattered-site portfolio into a disciplined, NOI-generating machine. This is not a caretaker role—it is a mandate to build airtight systems, enforce accountability, and deliver measurable results. The mission is to ensure that our company consistently delivers on its promise: Best in class living experience. As the Director of Property Operations, you will be accountable for operational excellence, team leadership, and portfolio profitability. You will oversee all daily functions — leasing, marketing, resident experience, maintenance, turns, vendor relations, and team accountability. You'll enforce standards, drive NOI, and build a team of A-players who deliver consistently. This is a hands-on, field-first position. you'll be present at properties, walking turns, inspecting curb appeal, verifying vendor work, and ensuring accountability.
Success means ownership is fully removed from daily operations, setting the stage for you to advance as the portfolio scales. Done right, this could be a career-defining role—the last position you ever need to take.
WHO YOU ARE You are a hands-on, systems-driven operator who thrives on execution. You despise disorder, love clear accountability, and measure your success in tangible results. You are energized by fieldwork, troubleshooting operational issues, and building high-performance teams.
KEY RESPONSIBILITIES Strategic Leadership Build the operating platform.
Transform a scattered-site portfolio of approx. 400 units into a disciplined, scalable operation. You will design, refine, and enforce the systems that enable scalable growth. Institutionalize standards.
Move the business from reactive to process-driven execution. Implement SOPs for leasing, maintenance, turns, inspections, and resident communications, and hold every team member and vendor accountable to them. Shape the culture.
Model high standards and build a culture defined by accountability, efficiency and excellence. Recruit, coach, and retain A-players who thrive in a high-performance environment. Financial Ownership Own the P&L.
You will be fully accountable for NOI and variance control across the portfolio. Create budgets, monitor weekly, and course-correct quickly. Deliver cost discipline.
Take full control of turns and CapEx. Enforce cost sheets, negotiate rates, and hold vendors accountable for cost, quality, and timelines. Show measurable savings every month. Drive measurable results . Deliver higher NOI margins, faster turns, vendor savings and clear financial improvements. Resident Experience Make resident experience a competitive advantage . Ensure service requests are completed promptly, communities are clean, safe and appealing, and resident communications are proactive and responsive. Drive resident satisfaction and retention Command leasing execution.
Enforce disciplined guest card follow-up, showings, and conversion to keep occupancy consistently above target. Field accountability.
Personally inspect properties regularly to confirm curb appeal, life-safety, and preventive maintenance standards are met. Problems should be caught early, fixed quickly, and not allowed to repeat.
QUALIFICATIONS Must-Haves
3+ years managing operations and financial performance of ≥250 units with full P&L accountability.
Multi-site/scattered-site oversight.
Proficiency with property management software (AppFolio preferred; Yardi, Rent Manager, ResMan, Buildium acceptable).
Strong Excel/Google Sheets skills.
Proven record of driving NOI and operational discipline.
Bias for action; proactive, accountable, and results focused.
Nice-to-Haves
Experience building/improving SOPs and KPI dashboards.
Managed software transitions.
Background in value-add multifamily, student housing, or small/growing companies.
COMPENSATION Base Salary:
$100,000–$120,000 (based on experience and location) Relocation Assistance
available for candidates outside the Dayton area
BENEFITS 401(k) with company match Health, dental, vision insurance with Health Savings Account (HSA) Paid time off & holidays Professional development (certifications, training) Career advancement opportunities
WHY JOIN US
Real Impact:
No corporate bureaucracy. Your leadership translates directly into measurable NOI, occupancy, and resident satisfaction.
True Ownership:
Autonomy to enforce standards, build systems, and make critical decisions.
Career-Defining Role:
Clear career path as the company scales.
You Shape Culture:
We live by our core values—Respect, Action, Integrity, Service, Excellence—and expect our leaders to embody them fully.