Today’s investors are more informed, more connected, and expect more from their property managers. They’re not just looking for rent collection—they want strategic partners who can help them grow their investments.

That’s why Ailo has partnered with Elite Agent’s Samantha McLean to create a new, free online course: 

Investor 3.0: Meeting Rising Customer Expectations in Property Management

Designed specifically for business owners and team leaders, this course offers practical tools to help you evolve your service model, reposition your team, and deliver the kind of value today’s investor is looking for.

A course built for forward-thinking business leaders

The course is grounded in a powerful idea: property management is shifting. We are entering the 

: one where relationships, service, and strategy matter more than ever, and technology takes care of the repetitive stuff.

This shift is already underway. And the most successful agencies are the ones leading it, reimagining how they operate and rethinking how they show up for investors. 

You’ll learn from real leaders who’ve made the leap. You’ll unpack what today’s investors actually want (and what they don’t). And you’ll walk away with a framework to future-proof your agency and unlock more value – for your clients and your team.

Delivering daily, practical lessons to guide property management leaders in optimising their business strategy. Participants will learn to:

 Identify and segment their client base into four key types to deliver truly tailored service.

Day 2: Master Third-Wave Communication - Adopt strategic communication frameworks that align with

 the preferences of each investor segment.

Day 3: Build a Risk-Proof Service Fortress:

 Use transparency in risk management to build investor confidence and demonstrate premium value.

Day 4: Design a Growth-Aligned Team Structure:

 Implement flexible team models that reduce burnout and improve both staff retention and client satisfaction.

 Learn how exceptional service directly fuels all five major business development channels in property management.

The course is fully online (delivered straight to your inbox!), self-paced, and packed with practical insights and real-world examples from property leaders who are already seeing results.

Samantha, whose Elite Agent platform is a trusted resource for industry professionals, highlighted the course's focus on practical application.

Pink

"To truly thrive, property management agencies must move beyond outdated, templated communication and embrace personalised engagement to meet the evolving expectations of today's investors," she said.

“We’ve designed this course to give leaders actionable frameworks they can implement immediately to create service experiences that not only retain clients but also generate powerful referrals."

The course has been developed to address the key opportunities in the current market, where data shows that more than six in ten landlords would switch agencies for clearer communication and a better service experience.

Property management principals and team leaders are encouraged to 

 to build a stronger foundation for future success.

At Ailo, we believe in what’s next. We believe that property management can be more rewarding, more human, and more valuable than it’s often given credit for. And we believe that with the right mindset and tools, property managers can drive that change—not just keep up with it.

Elite Agent, and its co-founder and Managing Editor 

They’ve spent years telling the stories of growth-minded professionals, creating space for new thinking, and delivering practical education with a dose of optimism.

Ready to meet the expectations of today’s investor and reshape your agency for the future?

. It’s free, flexible and designed for leaders like you.

Sign up

Cloud

Elite Agent & Ailo launch free course to help property managers meet the expectations of today’s investor

Lav Lalwani from the Ailo product team shares what’s new, what’s improved, and what’s coming soon in the latest release of Inspections.

When we first introduced Inspections in Ailo, we gave Property Managers a faster, paperless way to complete and share reports – fully integrated into the platform they already used every day. It was a big step forward for teams used to juggling separate apps, uploads, and PDFs.

Now, we’re taking inspections to the next level.

The latest release brings new AI capabilities to help your team complete reports in a fraction of the time, 360° photo support to give investors a clearer view of their property, and coming very soon more transparency for business owners through in-app reporting and usage tracking.

Whether you’re completing inspections in the field or reviewing them across your rent roll, this update is built to save time, improve service, and give you more control over how inspections work for your business.

White

Save 30–50% of your time per inspection

With Ailo’s new AI-powered Inspections, your team can take the photos — and let the platform handle the report writing.

It works across all inspection types (routine, ingoing, outgoing) and delivers instant time savings, even without 360° photos. If an ingoing usually takes around three hours, you could save at least one hour, often more.

By removing repetitive admin, Ailo frees up your team to focus on the work that matters most — supporting renters, delivering great service, and building stronger relationships with investors.

Increase productivity without increasing headcount 

– with AI-generated reports that save hours

 – so your property managers can focus on service and feel more fulfilled in their roles, boosting retention.

 – by freeing up time to support more properties and deliver more value

Give investors a front row, 360° view of their investment

We’ve reimagined the inspection reporting experience to meet rising expectations — particularly from investors who want transparency, clarity, and confidence in how their property is being managed.

When you include 360° photos in an inspection, Ailo automatically creates an interactive gallery and embeds it directly into the report. Investors can explore the property room by room, zoom in for detail, and review key comments at a glance.

It’s more than a report. It’s peace of mind, presented in a modern, accessible format.

This level of visibility builds trust and helps your agency demonstrate its value in a tangible way. It also opens the door to offering proactive, high-value services — like maintenance coordination or upgrade planning — that can strengthen relationships and drive new revenue.

Full flexibility, built right into the Ailo platform

Inspections are fully integrated into the Ailo platform, so there’s no need to juggle logins, upload files, or manage separate systems.

Choose which inspection types to use — routine, ingoing, outgoing

Only pay per inspection, with no fixed fees or lock-in contracts

It’s a simple, scalable way to run inspections on your terms — and keep costs aligned with your workflow requirements.

We’re already building the next set of tools to help your agency get even more value from Inspections in Ailo.

Very soon, you will be able to track inspection volume, costs, and estimated time savings in real time all from within the platform. It’s a simple way to stay in control and make informed decisions as you scale.

That’s just the beginning. Next on the roadmap:

Create maintenance projects directly from inspections – Spot an issue, raise a project, and keep everything moving in one workflow.

Access agency-wide insights – Understand trends, monitor service quality, and identify opportunities to improve across your rent roll.

These updates are designed to drive even more efficiency, unlock proactive service opportunities, and support smarter decision-making — without adding complexity for your team.

Want to learn more about AI-powered Inspections + 360?

If you’re already using Ailo, reach out to your account manager to get started. We can walk you through how it works, share pricing, and help you switch it on for your agency to try out. It’s quick to set up and try out, and even easier to see the value.


Launch: AI-powered Inspections + 360° photos

Last Wednesday in Brisbane’s Fortitude Valley, the latest Ailo x Mecca event brought together a packed room of property management professionals for a fun night of private shopping and a sneak peek at the best thing to happen to property management.

We were lucky to be joined by a standout panel of industry heavyweights:

, Director of DC Smoke  Services (Ailo’s compliance partner)

, Mergers & Acquisitions Director, Coronis

, Business Development Manager, Ray White Redcliffe

, Head of Property Management, Ray White Beenleigh

, formerly Belle Property Australia (and soon joining the Ailo team)

Their honest stories and insightful reflections made it a night to remember. If you couldn’t make it, here’s a quick look at the key moments.

A recurring theme of the night was the power of long-term relationships, especially when it comes to tech adoption. Several panelists, including Alex Becker from Ray White Redcliffe and Corrine Forsyth from Ray White Beenleigh, shared how they’ve been with Ailo since its early days and helped shape the platform into what it is today.

Corrine highlighted the power of Ailo’s feedback loops: “Every time I submit feedback… I’ll get anyone from the product team to my account manager, Sarah, saying, ‘I just saw your feedback.’”

2. Trust at the core: DC Smoke Services' compliance confidence

The partnership between DCSS and Ailo ensures that compliance is not just reliable, but seamlessly embedded - removing risk and reducing stress for property managers and property investors alike.

For Corrine Forsyth, bringing Ailo into the business wasn’t just about adopting a new tool - it was about transforming how her team worked.

“It was changing the mindset of the property managers… we literally flipped the department on its head,” she said. Through project-based workflows and clear task delegation, her team now operates with more autonomy, confidence, and accountability.

Corrine also pointed out how Ailo supports virtual assistants (VAs): “We’ve made the projects work for VAs - everything gets automatically prompted and done.”

With AI becoming more and more embedded in Ailo - the consensus was clear: the technology doesn’t replace people, it empowers them.

“It allows you to be a good customer service representative… not just about technology, but about nurturing relationships,” Alex shared.

By reducing manual admin and automating routine tasks, property managers are freed up to focus on what really matters: delivering a great experience to owners and tenants.

For Business Development Managers (BDMs), Ailo offers a competitive edge. With sleek digital listing kits, data-driven performance stats, and personalised onboarding experiences, it’s a powerhouse tool for winning new clients.

“Every pitch I mention Ailo,” Alex said. “If I’m taking a phone call, I follow up with a link—it’s natural now.”

From premium pipelines to tailored reporting, Ailo helps BDMs turn conversations into conversions with ease.

Support was another major talking point - and not the kind that disappears after onboarding. Billy Seller, formerly from Belle Property Head Office, said it best: 

Corrine backed this up, describing how her team’s feedback was often reviewed live by product teams, with updates and responses provided in real-time. “We had a group sheet… and they were reading them all and putting comments,” she said.

Whether it’s building long-term trust, streamlining operations, or simply feeling more “empowered” (as Billy put it), Mecca Fortitude Valley proved that the future of property management is already here - and it’s being shaped by bold teams, clever tech, and community-driven innovation.

Did you know there are Ailo x Mecca events coming up in a city near you? You can register your interest 

Trust, transformation & tech: Highlights from Ailo x Mecca Fortitude Valley 

Rent roll acquisition isn't just about buying properties – it's about buying time, relationships, and market position. Here's how to do it right.

Why buy a rent roll instead of building from scratch?

Numbers Game: The Science of Growing a Rent Roll

 (https://ailo.io/blog/winning-companies-embrace-the-science-of-rent-roll-growth), acquisition is one of the five core growth channels available to agencies. For many, it’s the only way to leapfrog years of incremental growth and take a meaningful position in a new market.

Building a rent roll property by property is a marathon. Even high-performing agencies typically add 50-80 properties annually through organic growth. That's five years to reach 300 properties, assuming perfect retention.

Compare that to acquisition: 150 properties generating $225,000 in annual management fees can be yours in 90 days. The compound effect on your market position is immediate – larger agencies command better supplier rates, attract quality staff more easily, and gain credibility with high-value investors.

Market positioning that money can't usually buy

Geographic expansion through acquisition gives you established landlord relationships and local market knowledge overnight. You're not the new agency trying to prove yourself – you inherit years of trust and service history.

This credibility opens doors that marketing budgets can't. Premium investors prefer agencies with proven track records in their specific area, and acquisition delivers exactly that.

What you're really buying when you buy a rent roll

You're purchasing active management agreements, but the terms matter. A portfolio with 12-month agreements and automatic renewals is worth more than month-to-month arrangements. Strong landlord relationships, evidenced by low churn rates and prompt fee payments, indicate genuine value.

The compliance history tells a story, too. Clean records suggest professional management, while outstanding issues could signal costly catch-up work ahead.

The hidden value drivers many agencies miss

Look beyond management fees to ancillary income streams. Leasing fees, inspection charges, and maintenance commissions can add 20-30% to annual revenue. Portfolio concentration matters – 200 properties across 50 suburbs creates operational headaches, while geographic clustering improves efficiency.

Quality data and established systems reduce integration costs significantly. Well-maintained records and clear processes mean smoother transitions and happier landlords.

Valuing a rent roll: the multiplier method explained

Understanding multipliers in today's market

Australian rent rolls typically sell for 2.5x to 3.5x annual management fees. Premium portfolios with strong retention, good geographic concentration, and established systems command higher multiples. Regional markets often see lower multipliers due to limited buyer pools.

For example, a 150-property portfolio generating $225,000 in annual management fees could be priced around $675,000 using a 3x multiplier—though actual sale prices depend on market conditions, retention rates, and portfolio quality.

Your $675,000 purchase price is only part of the investment. Factor in legal fees, due diligence costs, system integration, and potential staff additions. Many agencies underestimate the working capital needed during transition periods when some landlords might delay payments.

Many agencies set aside an additional 15-20% above the purchase price for integration-related costs like legal fees, training, and system setup. Your needs may vary depending on portfolio complexity and team capacity.”

Due diligence that protects your investment

Analyse management fee collection rates – anything below 95% suggests problems. Review vacancy patterns over 24 months to identify seasonal trends or underlying issues. Outstanding maintenance requests and compliance gaps can indicate deferred problems that become your responsibility.

Request detailed arrears reports and understand why certain properties consistently underperform. These insights inform your negotiation strategy and help identify properties to exclude from the purchase.

Management agreement validity varies by state. For example, Queensland's stricter regulations around agreement terms differ significantly from New South Wales requirements. Ensure all agreements comply with current legislation – invalid agreements mean no legal right to collect fees.

Missing documentation may seem minor, but it quickly adds up in time and cost. Missing condition reports, incomplete maintenance records, or outdated insurance certificates create immediate work for your team.

White also notes that smart acquisition strategies minimise operational drag—growth at any cost isn’t the goal; sustainable expansion with strong retention is.

Negotiate 6-12 month retention guarantees with percentage-based refunds. If 20% of properties leave within six months, you should receive a proportional refund. This keeps sellers invested in smooth transitions and honest about portfolio quality.

Some buyers choose to align payments with retention milestones, holding back 20–30% of the purchase price until targets are met.

Financing options for Australian agencies

Traditional bank lending requires strong financials and often personal guarantees. Vendor financing is another structure some agencies explore—it can support cash flow planning while providing sellers with pricing flexibility. Professional financial advice is recommended to evaluate what works best for your situation.

Consider hybrid structures combining bank loans with vendor terms. This reduces your upfront capital requirement while giving sellers confidence in your ability to complete the purchase.

Integration strategies that keep properties from walking

Communication is everything. Contact landlords within 48 hours of settlement with a clear transition timeline. Introduce key team members and explain how service will improve under your management.

Don't change everything immediately. Maintain existing processes initially, then gradually introduce improvements. This builds confidence before implementing major changes.

Technology transitions that build confidence

Data migration requires careful planning. Clean, accurate records from day one prevent confusion and demonstrate professionalism. Modern property management platforms can showcase improved service delivery immediately through faster response times and better communication tools. For example, platforms like Ailo streamline onboarding by syncing owner communications, rent collection, and compliance history in one place—reducing landlord friction and building trust from day one.

Use technology upgrades as an opportunity to demonstrate value. Automated rent reminders, digital inspections, and real-time reporting show landlords they're getting enhanced service, not just a new manager.

Acquiring a rent roll without a stable, well-supported team can backfire. If your internal systems and staffing can’t absorb the new properties, service drops, landlords walk, and growth turns into churn.

Not all properties deserve the same multiple. Exclude problem properties from your valuation or negotiate separate pricing. Chronic vacancy issues or persistent maintenance problems can quietly erode profitability.

A wide geographic spread can reduce operational efficiency, especially if your team is already at capacity.

Team capacity miscalculations are expensive. Adding 200 properties to your portfolio might require additional staff immediately, not gradually. Factor these costs into your purchase decision.

Technology compatibility issues cause service disruptions. Ensure your systems can handle the additional load and that data migration won't create gaps in service delivery.

Making your rent roll acquisition pay off long-term

Cross-selling opportunities that multiply value

Property management relationships naturally generate sales referrals. Established landlords trust your market knowledge and often engage you for future purchases or sales. This ancillary income can add 15-25% to your annual revenue from acquired properties.

Additional services like regular property valuations, insurance reviews, and investment advice deepen relationships while increasing per-property revenue. The key is delivering genuine value, not just adding fees.

Modern property management platforms provide concrete evidence of improved service. Faster response times to maintenance requests, reduced vacancy periods, and improved rent collection rates justify fee increases and build landlord loyalty.

Track and communicate these improvements regularly. Quarterly performance reports showing measurable service enhancements reinforce the value of your management and reduce price sensitivity.

Your next steps to buy a rent roll successfully

Define your geographic preferences based on operational capacity. Properties within 30 minutes of your office are easier to manage than scattered regional assets. Set clear financial parameters – maximum purchase price, acceptable multipliers, and minimum portfolio sizes.

Assemble your professional team early. Experienced lawyers, accountants familiar with rent roll transactions, and qualified valuers are essential for successful acquisitions.

Where to find quality rent rolls for sale

Industry networks often provide the best opportunities. Retiring agents frequently approach colleagues before engaging brokers. Building relationships with other agencies, even competitors, can generate acquisition opportunities.

Direct approaches work too. Identify aging agency owners in your target areas and maintain regular contact. Many prefer selling to local operators rather than large corporate buyers.

Rent roll acquisition accelerates growth in ways organic development simply can't match. The right purchase gives you immediate market presence, established relationships, and proven revenue streams.

Successful acquisitions are often supported by due diligence, realistic integration planning, and the right technology to deliver improved service. When executed properly, acquisition transforms agencies from local players into market leaders – and does it in months, not years.

At Ailo, we believe sustainable growth isn’t just about adding properties—it’s about building meaningful relationships with owners and delivering a service experience that earns trust at scale.

The opportunities are there. The question is whether you're ready to seize them.

This article provides general information only and does not constitute financial or legal advice. Agencies should seek professional guidance before making acquisition decisions.

What's a realistic timeline to complete a rent roll purchase?

Most rent roll acquisitions take 60-90 days from initial agreement to settlement. This includes due diligence (2-3 weeks), legal documentation (2-4 weeks), and settlement preparation. Complex portfolios or financing arrangements can extend this to 120 days.

How much should I budget beyond the purchase price?

Many agencies allocate 15–20% above the purchase price to cover integration-related costs such as training, technology setup, and compliance work—but actual needs may vary. This covers legal fees, system migration, staff training, compliance catch-up work, and working capital during transition periods when some landlords might delay payments.

What retention rate should I expect after buying a rent roll?

Well-managed transitions typically retain 80-90% of properties within the first 12 months. Poor communication or rushed changes can drop retention to 60-70%. Negotiate retention guarantees with sellers to protect your investment.

Can I exclude problem properties from a rent roll purchase?

Yes, you can negotiate to exclude specific properties during due diligence. Properties with chronic vacancies, major compliance issues, or difficult landlords are commonly excluded or priced separately from the main portfolio.

What's the difference between asset sale and business sale for rent rolls?

Asset sales typically transfer management agreements, and may also include staff or other business assets—without transferring the business entity itself. Asset sales are more common, simpler legally, and allow you to integrate properties into your existing systems and processes.

Growing through acquisition: your guide to buying a rent roll

As co-owner of a high-growth agency in the NSW Southern Highlands, she’s seen plenty of property management tools over the years, and learned to approach new tech with a healthy dose of skepticism.

But when she saw what Ailo’s AI-powered inspections and 360° cameras could do, she was floored.

In just a few days, her team at Ray White Mittagong tripled their daily inspection output – with no burnout, no extra staff, no compromise on quality:

✅ Tripled inspection output per team member
✅ Maintained high-quality reporting
✅ Impressed VIP investors on the spot
✅ Reinforced a $150/year tech fee with zero pushback

From one report a day to three, without cutting corners

Katelyn had built a dedicated team of inspection hosts who focused solely on condition reports and routines. It was an investment she was happy to make. Quality came first, always.

“Our inspection hosts were spending a couple of hours on each ingoing,” she said. “We wore the cost, because we believe in quality over quantity – especially for ingoings.”

But that kind of time commitment also made it hard to scale. Her team had limits, and growth in the rent roll meant added pressure on everyone involved.

Then, after rolling out Ailo’s new inspection AI and 360 camera tools, everything shifted. The team wasn’t working harder – they were working smarter.

The AI helped generate accurate room descriptions quickly. The 360 camera captured a detailed visual record, from ceiling to floor. And Ailo’s interface made it easy to combine both into one consistent, compliant report.

In a single day, her inspection host completed three full ingoing condition reports – something that used to take 4 hours just to get one done. 

The benefits of Ailo’s AI-powered inspections weren’t just felt inside the business. Katelyn quickly saw how the tech helped deliver a more professional, transparent experience to her investors.

At a $2,800-a-week rental, Katelyn invited the owners to observe a recent ingoing inspection. But instead of talking through what the new tools could do, she let the experience speak for itself.

“I said, ‘Go on, you give it a try.’ They pressed the little star button in the Ailo app and watched as it picked up everything — curtains, carpet, windows, the condition of each. They were amazed with what it picked up and how it worked.”

It was a defining moment. The technology didn’t just help her team move faster – it delivered immediate, visible value to her clients. And that helped reinforce the agency’s $150/year advanced technology fee without hesitation.

“We didn’t have to justify our fees,” Katelyn said. “They could see exactly what they were paying for.”

That kind of visibility also supports her team’s philosophy of personalised service.

“We don’t look at our portfolio as a whole. We look at individual property owners,” she said.

Some investors want hands-on detail. Others prefer simple summaries. With AI-generated reports to speed things up and immersive 360 walkthroughs so investors can see, Katelyn’s team can offer both without doubling their workload.

As a result, they’re now reviewing how inspection services are packaged and priced, with the goal of aligning technology use to investor expectations.

Scalable, repeatable, and ready for growth

For Katelyn, the most valuable part of the shift has been reclaiming time without compromising the quality of service.

What started as a trial turned into a turning point. With Ailo’s new inspections experience, her team now completes more reports in less time, impresses investors with clear, visual and immersive reporting, and opens up revenue opportunities – all without expanding the team.

Book a demo

She’s hard to impress – then her inspections team 3x’d productivity

Once little more than a buzzword, ‘transparency’ was frequently promised by property management agencies—but rarely delivered. It wasn’t for lack of effort; legacy systems simply weren’t designed with transparency in mind, and the patchwork of add-ons and plug-ins meant to bridge the gap often made things worse.

Today, Ailo is changing that. With transparency built into the platform from the ground up, agencies of all sizes can now genuinely deliver on that promise. The result? Clearer communication, stronger trust, and real-world benefits for renters, property investors, and agencies alike.

Here’s how three forward-thinking agencies are finding success - just by using the transparent tools Ailo was designed to provide.

The Ailo advantage: transparency as a catalyst for growth 📈

Ailo's commitment to transparency is yielding measurable benefits:

 Real-time access to financial data and communication fosters trust between property managers, landlords, and tenants.

Streamlined processes reduce administrative burdens, allowing teams to focus on value-added services.

: Agencies leveraging Ailo's transparent systems differentiate themselves in a crowded market, attracting and retaining clients more effectively.

In an industry where trust and efficiency are paramount, Ailo's transparent platform is not just a tool—it's a transformative force driving success for agencies nationwide.

Interested in seeing how Ailo can enhance transparency and efficiency in your agency? 

Why 'transparency' isn’t just a buzzword for these three agencies 

In property management, standing still isn't staying safe — it's falling behind.

What's New in Ailo before May 2024

To find release notes from before May 2024, please visit the Help Centre!