Property Manager, Apartment Community in Minneapolis, Minnesota at Sail

Business Manager
West Metro, Twin Cities

Who this is for: an experienced apartment community manager who already owns a P&L and holds a high standard. If you have not run a community with full accountability for occupancy, delinquency, and NOI, this is not the right fit. We have other seats open and we would still like to hear from you.

About You

• You have run a community. You know your occupancy, your delinquency, and your trade-outs without looking them up. You have built a budget and then defended the variances month after month.
• You also notice things. The scuff on the elevator wall, the burnt-out bulb in the corridor, the planter that needs attention before anyone mentions it. You walk the community because you want to see it, not because it is on a checklist. A resident should never be the one to tell you something is off.
• You answer people. Quickly, and with a real answer rather than a holding message. You believe service is a craft and that the difference between good and exceptional is almost entirely in the follow-through.
• And you like the systems. Yardi, CRM, revenue management, reporting tools. You are the person who learns what the software can actually do rather than working around it, and you push your team to do the same.

Ask yourself

• Have you carried full accountability for a community's occupancy, delinquency, and NOI?
• Have you built an annual budget and then managed to it, including monthly variance review?
• Do you hold a standard on curb appeal and common areas that residents notice without being told?
• Are you genuinely good with technology, and do you get more out of Yardi than most people around you?
• Have you hired, coached, and when it was necessary, exited someone on your own team?
• Can you keep a team steady and a resident feeling well taken care of on a busy day?
• If you answered yes to all six, we should talk.

About the Community

This is an established market-rate community in the west metro. Beautiful product, a team already in place, and residents who expect a concierge level of service and deserve it.

We are being deliberate about the match rather than filling a seat quickly, so we will talk with you about the specific community and portfolio early in the process.

About SAIL

SAIL is a Twin Cities multifamily management and marketing firm built on two principles: Legendary Service. Operational Excellence. We run a concierge-style operation across market-rate, luxury, and affordable communities, blending operational discipline with creative innovation to deliver experiences that go beyond expectations. Our core values guide every decision: Giving Our Personal Best, Intellectual Curiosity, Valuing Relationships, Enthusiasm. We hire people who hold themselves to that standard, and we invest in them.

About the Role

The Business Manager owns the community. Operations, financial performance, resident experience, team leadership, and the ownership relationship all run through this seat. You set the standard, you build the team that holds it, and you are the person ownership talks to.

You will not do this alone. SAIL's centralized maintenance, marketing, compliance, and accounting teams are behind you, and you will have an on-site team to lead. What we need from you is ownership of the outcome, a standard that does not slip, and the judgment to make calls in real time.

Reports to the Regional Property Manager.

Key Responsibilities

RESIDENT EXPERIENCE AND CONCIERGE SERVICE:

Deliver Legendary Service and hold the team to it. Respond fast and close the loop. De-escalate with composure, own reputation management, respond to reviews in a brand-aligned way, and build a resident event and engagement program people actually show up to.

PROPERTY PRESENTATION AND READINESS:

Hold the standard on curb appeal, common areas, amenities, and first impressions. Walk the community daily. Own unit turns, vacate-to-ready times, vacant-unit inspections, life-safety tasks, and capital execution. Catch it before a resident does.

FINANCIAL PERFORMANCE:

Own occupancy, revenue, delinquency, and operating expense performance. Lead the annual budget. Review monthly financials and variance, and lead corrective action when something is off track. Manage turn cost and schedule. Approve and code invoices within policy.

OWNERSHIP RELATIONSHIP:

Serve as the primary point of contact for ownership. Prepare and present monthly performance reporting across financials, operations, and capital. Bring problems forward early with a recommendation attached. Answer hard questions with data rather than reassurance.

LEASING AND REVENUE:

Drive occupancy and speed-to-lead. Partner with marketing and revenue management on pricing, concessions, and trade-outs. Own the renewal and retention strategy and the renewal calendar.

TECHNOLOGY AND SYSTEMS:

Run the community on Yardi and get real value out of it. Keep data clean, use the reporting, and adopt new tools as we roll them out. Bring ideas about how we could work smarter.

TEAM LEADERSHIP:

Hire, coach, and develop the on-site team. Set clear expectations, give direct feedback, and hold people accountable to SAIL's Core Values. Build a bench.

COMPLIANCE AND RISK:

Maintain Fair Housing, ADA, and FCRA compliance. Keep licenses, permits, and required postings current. Escalate legal, safety, and reputational risk early.

What Success Looks Like in Your First Year

• The community looks exceptional every day, not just before a tour or an inspection
• Residents get a fast, real answer, and reviews and retention trend up
• Occupancy, delinquency, and expense performance at or better than budget
• Vacant units turned and ready within SAIL standard, consistently
• Yardi data clean and current, with no month-end cleanup
• A fully staffed, well-trained on-site team with clear expectations and low turnover
• Ownership gets accurate answers fast, and hears about problems from you first

To Apply

Step one: Submit your application using the Apply button on this page. It takes just a few minutes.

Step two: Complete a short Culture Index survey. It takes about seven minutes and there are no right or wrong answers. It helps us understand how you're wired so we can talk about whether this seat is the right fit for you.

Step three: We review applications weekly and follow up either way. We look forward to talking with you.

SAIL is an equal opportunity employer.

• Three or more years managing a market-rate multifamily community, with full accountability for performance
• Demonstrated financial acumen, including budgeting, forecasting, variance analysis, and expense control
• Experience reporting directly to ownership or an asset manager, including formal performance reporting
• Proven ability to hire, coach, develop, and hold accountable an on-site team
• Composure and sound judgment under pressure, with a track record of resolving problems rather than escalating them unresolved
• Working knowledge of Fair Housing, ADA, and FCRA
• Proficiency in Yardi or comparable property management software preferred including Rev Management, CRM, and P2P

Preferred Qualifications

• Class A, luxury, or concierge-service community experience
• CAM, ARM, CPM, or similar certification
• Familiarity with running on EOS
• Proficiency in EliseAI

What You'll Get

• Base salary $65,000 - $75,000 DOQ, plus bonus potential and leasing/renewal incentives
• Medical, dental, vision, 401(k), paid time off, company holidays, MN Earned Sick and Safe Time
• Ongoing professional development and certification support
• The backing of SAIL's centralized maintenance, marketing, compliance, and accounting teams
• Leadership that wants to hear the hard news early and will back your judgment
• A high-visibility seat. Perform here and the next step at SAIL is real

Schedule and Working Conditions

• Location: On-Site and/or roving to communities
• Schedule: Full-time, typically Monday through Friday, on-site
• Availability: Evening and weekend availability as the community requires, including emergencies
• Reports to: Regional Property Manager
• Essential functions: Walking the community interior and exterior, navigating stairs, and occasional lifting up to 25 pounds, with or without reasonable accommodation
• Contingency: Offer contingent on successful background check and reference verification