I know there are a lot of poor reviews on here but as a renter I know I have rented places that were destroyed by the previous renters. The house has to be cleaned by the property management company, trash has to be removed, floors have to be cleaned, things have to be repaired. So it's not easy dealing with people when you have to charge them for their neglect. My husband and I rented from Todd and had to break our lease. He was great about it. We showed the property and stayed in constant contact. When we moved we removed all of our belongings and trash and cleaned the property. Since we held up our end of the contract, Todd happily gave us back our deposit. We had a few things break during our time there and he always sent someone immediately to fix it. Paying the rent is amazing!!! It's all done online. They are really easy to deal with. read more

I have to say there staff is the worst, you send emails to them or message through there website and text messages and No response and No help and the worst customer service ever I feel very Disrespected and also called the office had to leave many voicemails and no response back of my questions I have and being handicap and an amputee you have questions because there listing do not provide any info for if people are handicapped or disabled it is because they do not care is why read more

Seven years. Zero late payments. Not once. On May 10, 2026 I notified Todd Williams in writing that I was vacating May 12. I returned keys and the garage opener via USPS certified mail with signature required. I provided my forwarding address in writing -- both in email and in that certified mail package. I did everything the law requires a tenant to do. Todd Williams did none of what the law requires a landlord to do. A.R.S. § 33-1321(D) requires a written itemized accounting of every security deposit deduction within 14 business days of vacating, possession delivery, and written demand. I gave him all three on May 12, 2026. His deadline was June 2, 2026. All I wanted was the itemized accounting the law requires. Review it, verify the charges, pay what I legitimately owe. That is literally all A.R.S. § 33-1321(D) asks both parties to do. Instead Todd skipped the entire statutory process, charged my portal $55 for a process server, and sent that server to an address he knew I had already vacated. He turned a simple legal compliance requirement into a multi-agency regulatory nightmare -- for himself. He responded to every agency with four paragraphs about everything except the one thing he was legally required to do. Because he can't explain it. He didn't do it. A licensed broker of 29 years who doesn't know -- or doesn't care -- that rent and security deposit are separate legal obligations under Arizona law. Look up Caballero Property Management in Maricopa County Justice Court public records. Cases going back to 2015. Same playbook every time. File on tenants before they know what hit them. Default judgment. Done. He's been doing this for nearly three decades banking on tenants not knowing their rights. I filed complaints with the Arizona Attorney General confirmation PAUVE-FMZ6G, the Arizona Department of Real Estate against broker license BR023161000, the Better Business Bureau, and the Arizona REALTORS Ethics Board -- all within 48 hours of his deadline expiring. IF YOU ARE RENTING FROM THIS COMPANY READ THIS: -- You have rights under A.R.S. § 33-1321. Your landlord must return your deposit OR provide a written itemized accounting within 14 business days of you vacating, delivering possession, and demanding return. If they miss that deadline they forfeit the right to withhold anything. -- If they dispose of personal property you left behind without notice, A.R.S. § 33-1370 requires them to apply any proceeds to your balance and account for it in writing. -- If they fail to comply, you are entitled to the full deposit plus TWICE the wrongfully withheld amount under A.R.S. § 33-1321(E). See Teneyck v. Popovich, 1 CA-CV 22-0579 (Ariz. App. 2024). -- File complaints at azag.gov, azre.gov, bbb.org, and aaronline.com if they violate your rights. Todd Williams has built a 29-year business on the assumption that tenants don't know these laws. Now you do. read more

This man is a slum lord, the properties of his that I've seen or wotked on are poorly/improperly maintained, his repairs are shoddy, he also slow pays or flat out tefuses to pay for services rendered. read more

Rented for 3 years. Left the place in great shape when I moved out. They stole $1200 from our deposit (out of $1900 credit). Charged me $50 to replace a burn out light bulb. This company is a joke. If you ever need to put in a maintenance request Kathy will give you nothing but attitude about having to do her job. DONT EVEN RENT A PROPERTY FROM THEM. Special exception - Makalani was always super nice and helpful. read more

this property manager is a classic shyster. We left the property in better condition than it was when we arrived. Then we were not give them back our stove and only received a little over $300 from our deposit. They wanted to charge us for things that were not on the movie list like lightbulbs that were burned out when there was only one lightbulb working in every fixture when we moved in. They charged us for the replacement of closet doors that on the move-in form show is pre-broken. Completely the worst experience of renting we have ever had. He told us all of the problems were because of us except we've heard that about every tenant that ever left while we were there. He is a liar and a thief and his name is Todd Williams. read more

Tod Williams from Caballero property management is the worst person I have ever encountered for a landlord. The building was cockroach infested no matter what we did to combat it. He was mean and rude and unkind, just an awful person. He never gave proper notice for bug spraying and would threaten you if you cannot bend to his will. He tried on my wedding weekend to kick us out because I couldn't have someone there for the spraying when he knew I was getting married. He lies and tries to cover his ass anytime he is wrong. Please please please do not rent from these people. He is awful and I don't want anyone to have to encounter the horrible living situation we have been living in. I'm so glad to be out of there. We left the place looking better than when we got there and left him a working stove which he did not have for us when I moved in and he actively charged us for the stove fixes. When on our paperwork it said that the stove prior did not even work. He is a complete sham and an all-around bad person. Please save yourselves the hassle now. read more

Worse customer service. If their customer service is this horrible I can imagine how unorganized and unprofessional their actual service is. I called them because i wanted to see a property and the guy's tone was extremely rude and unprofessional and never got a courtesy call back to at least say the property was no longer available, I called today and this time a lady answered and AGAIN Rude and unprofessional. If you are thinking of renting or placing your property for rent with caballero property Management, please think twice. I'm sure you would not want them to represent you this way. Please try using Progress Residential they are extremely polite and friendly AND organized. read more

My husband and I rented from this company for about a year and a half and they were horrible!! It all looked good until we have them the first check - then it was all over. The house was a mess when we moved in and even though it was suppose to be a pet free property there were piles of hair in the corner from the previous family's Great Dane. When we call and talked to Todd (the owner) he called is liars. Things just got worse from there. They lost rent checks, never told us they lost them and then would back date the late fee and only tell us when it reached 500. They refused to fix the water heater, they wouldn't send on HOA notices and so we get fined. At one point in time I was told that they needed to "speak to the man on my relationship" and then hung up on me. If I ever answered the phone after that I was told "the discussion was not for me". These truly are the worst people I have ever worked with. If you need to pay twice as much to live somewhere that is not managed by them - do it!! Anything is better than what we went through. read more

This is the worst property management company. I don't even want to give them one star. If you rent from them make sure you document everything. Take pictures before and after. Take a detailed account of what the property looks like upon move in. Document any calls and track all emails with them. We rented from them for 3 years. They are inept and lazy. It took 4 months just to get oven racks for our oven. When someone did finally show up they had one, used rack and it didn't even fit. About a year into our lease I noticed the water heater was leaking. It was a Saturday, so I called the emergency number provided. Todd, the owner, asked me to send a picture of the leaking. I did, and his response was simply "that looks like it has been leaking for awhile." They didn't send someone out to even look at it until Wednesday! The plumber who replaced the water heater was in shock that they would have waited until Wednesday. Had I been the owner I would have been upset that my house might have been damaged by their lack of response. When I called to give my 30 days notice I told them exactly what day we would be leaving (it was on the 7th of the month but we were still told we had to pay the full month of rent and were responsible for the property for the entire month) I filled out paperwork stating they were allowed to do an inspection without us being there. The day after we vacated the property I received a call from their inspector asking to schedule a time to do a walk through with me. For two more weeks I received calls from vendors trying to set up times to make repairs and paint. Every time I got a call from someone I called Caballero to remind them that we had already vacated and they needed to go let these people in. They even sent a letter from the HOA with an attempt to collect a $50 violation fee. The letter was sent certified mail 22 days after we moved. On top of all of this when we moved we left a large pile of trash out in front of our house for our bulk trash pick up. The trash was scheduled to pick up the week that we moved. Caballero charged us $200 for "trash pick up" even though they KNEW that we had bulk trash pick up from the city. They told me they received complaints from the neighbors but after calling our neighbors they said the trash had been picked up along with the rest of the neighborhood trash. After multiple calls and emails to get this straightened out I finally gave up. Let the liars and cheats have their $200. If I hadn't moved 1000 miles away I would have gone down to the city offices to get a copy of their pick up and I would have gone to caballero's office in person. read more

I was a renter with this company for two years. When I first moved in the place had not been cleaned. The company did send someone out to clean it before I moved in, but this cleaning person remarked over and over again that she could not believe that they would rent out this unit without cleaning it. I didn't really realize how dirty it was until a cleaning professional showed me. At the end of my lease, I moved out with no deductions. In fact, the manager mentioned that he was thrilled with how well I had cleaned the property (obviously much cleaner than when I moved in). I got my security deposit back in less than 14 days, but I was sent a check for $900 dollars instead of the $1,100 as was stated on my lease. When I contacted the company, I was told that there was "a mistake" with my paperwork, and even though that was the amount that was listed on my lease, that was not correct because they had receipts for $900. They said that the only way that I could get the full deposit back was to show receipts from the money orders from when I originally moved in two years ago. Of course I do not have that because I thought that a lease was a binding contract. In their words, "A lease is no proof of payment." The lack of organization and professionalism with this business is unbelievable. While I was living in the unit, it took a year and a half to get a leak fixed, and now they are stating that they cannot abide by the lease. read more

It is unfortunate that I must write this negative review but I am compelled so that those after me may not share in my abysmal experience. Regrettably Caballero Property Management Inc. is not an ethical or upstanding business. They treat tenants in the worst regards and I would argue they do not properly care for the properties they oversee. Their offences will include small things, such as not upholding their word to send proper keys and garage remotes no matter how many times you remind them. As well as severe injury cases in which you have to come close to threatening legal action to get them to remove an africanized bee infestation that had permeated the walls of 2.5 rooms containing over 100,000 bees. Their offences will also include lying and stealing from you as in the case of taking out fraudulent claims from your security deposit disposition. This will be followed by a long, no time frame given, battle to claim back your rightful money. Even after proof is submitted this will not be enough. I urge any tenant looking to rent from Caballero Property Management Inc. to beware and not rent from their properties. They will lie, cheat, and steal from you. I would also urge any rental property owner to not have Caballero Property Management Inc. as their property management service. They will not take care of your rental property and will leave it derelict and in poor condition. I would finally urge any real estate company to not do business with Caballero Property Management Inc. Again they are not an ethical or upstanding business and your tenants will not be happy. read more

They do not know there laws at all.They are horrible and if I didn't have an attorney to set them strait I would have issues. The tried to break the Soldier Sailor act, and they broke the state law that they have to fix your a/c within 24 hrs. If you called on the weekend it isn't an emergency in 110 degree weather. I had to take me and my kids else were until Monday and they got someone there on a Tuesday. It went out 3 times last summer. DO not rent from them I have a lot more but for some reason this thing want let me write it. read more

These people managed two of our properties after buying out the company that had been previously managing them. This was the worst experience I think that I have ever had... So many problems! From lousy renters being placed to incredibly messed up billing every month. We spoke several times to Todd the owner about issues and he agreed to the problems they were having he never made any attempt to correct the issues. Stay away from these people! read more

If I could give less than 1 star, I would! As a licensed property management company, Todd Williams basically has a license to steal!! We leased a property managed by Cabellero for four years and were consistently told what great tenants we were - by Todd AND the property owner. YET when we moved out leaving the property SPOTLESS and in much better condition than when we moved in, he recommended that the owner withhold $500 of our $1700 deposit with a three word explanation '"lack of care!" The notice included no proof, receipts or detail! They simply withheld our money because they could!! I'm a real estate broker so I know the courts make it hard for a tenant to fight back and Todd knows that too so I imagine he withholds from every tenant!! What a racket! The property owner SLAMMED Todd and his company the last couple weeks saying he and his company were horrible (I'm sugarcoating her words) and yet she agreed with his arbitrary theft of our money. She turned out to be as greedy as Todd! We marked the broken floor tiles from the foundation problem like she asked, we paid to have the carpets cleaned (which she then ripped out), we had the house professionally cleaned and we had the lawn professionally manicured! Todd stood me up the morning of our walk through so I was not there to defend when he did it. They had NO REASON to keep our money!! The law allows it so they do it. No matter who manages your rental, TAKE A VIDEO WHEN YOU MOVE IN AND ANOTHER WHEN YOU MOVE OUT TO PROTECT YOURSELF FROM LICENSED THIEVES!!!! read more

I am gonna keep this short...this company is a joke and the owner is a real "WINNER" and he loves to tell you he has done this for 30 years, look at his rating, makes you wonder why. We rented for 3 years, had things that needed fixed, they neglected. We leave, we were not perfect and there were some things that we knew would need fixed, we had carpets professionally cleaned, a hot water line broke while disconnecting water, I was burned on right side of body, had to shut down main water, no water to clean with, we let them know that. Told them about sprinkler leak under ground last summer, the month before we moved we got our biggest water bill because of leak of $330 for 15 days, we have no damn pool, 47,000 gallons, but yet they billed us $250.00 for sprinkler repair.They charged us $100 for 4 slats for blinds on a slider that were warped and broken, would not open or close, it was this way when we moved in. I called today, 4/15/2016 and I was upset as hell, told the lady who I was and needed to talk to someone, the business owner calls me back and I said Hello, he proceeds to scream at me, "If you don't like the charges, take me to court, take me to court". This is all he said and hung up. I called back and tried to talk to him, he continued to scream, telling me we left it a "Pig Sty" which is an exaggeration to no end, I have seen some really bad places, everything was gone, carpets cleaned and I already stated there were things we knew would need fixed. They kept $1500 and billed us $250.00. I also stated above and emailed the company when the water line broke at washer and we would not be able to clean because of having no water. I tried to keep them updated on things that happened by email. Like I said, we knew there were things that would need repair because of our dogs (Some baseboards) and we left a refrigerator for them, because the house did not have one, because we could not repair these things, basically to say we were sorry, I also emailed and talked to the lady that handles the maintenance requests and told her about this stuff. Also, from multiple people I have spoke with, this company goes sometimes 8 weeks without paying the people who do work for them and sometimes not at all because the contractors just leave knowing how the company is ran. DON'T RENT FROM THIS COMPANY...I AM DOING THIS TO WARN PEOPLE. read more

I went to look up this property manager # just to update my list of all past leased and owned properties and absolutely cannot believe any of these bad reviews. I leased a single family residence in Chandler from them for numerous years (2-yr lease terms at a time) and Todd Williams was absolutely one of the easiest and wonderful property management owners/operators I recall. I had two large dogs and hge even let me (with owner's permission- who lived in CA, far away) put in a dog door. Also, throughout the lease, he was very communicative that if there was a repair need under $50, I paid; over that, the owner would consider. It worked out absolutely perfectly and never once, when there was an issue (e.g., plumbing or garbage disposal) did he not respond immediately and take care of everything (send someone out and no charge when over $50). Also, I paid monthly by check and never once did I have any issues as others described. Immediately received, deposited, and no problems, whatsoever. Also, gave me HOA info from get-go and had -0- issues with that, as well. Also, the home had (with me having two large dogs, mind you, and shedding ones) white carpet throughout it. As a conscientious lessee (and any homeowner would do this, as well), without him even requiring or asking for it to be done, I would (my own dime, as normal mtnce of a home with those conditions) professionally deep clean the carpets. When I went to move out (to buy a home, and have been a homeowner, since, for the last decade), he was so wonderful. I told him I planned to have the carpets cleaned, again, after move out and he said- don't worry about it, it is the original carpet (from 20+ yrs, ago), so owner plans on replacing it, anyway, for next tenant. I still did it, as a courtesy. He was so funny. After I moved out and he inspected the home (for deposit return purposes) he said, "Wow- the carpets looked so great, they actually did not have to replace (the carpet cleaning place did always make them look like new) and -0- issues with the deposit- he returned it in full and immediately (plenty of time to use towards new home purchase down pymt). That and I just absolutely lvoed him. He was always extremely, extremely funny, professional, responsive, and just one of the nicest people I had the pleasure to do business with. Unfortunately in the property mgmt business, those who often are not as tidy or timely in taking "normal", responsible daily care and mtnce of their home or who do not pay on time (and try to make up bizarre excuses of how lost or someone else's fault or just, in all honesty, have entitlement or other angry bird towards life and others personalities and why have problems leasing, responsibly, and regularly), wrongly accuse good people and their good name. I do not know any of the other reviewers and I never knew Todd before I leased and never kept in touch after purchasing, but I had nothing but an incredibly, incredibly positive single residence leasing experience, and for numerous years in the same property, through his property mgmt co/him. Others may have had a different one and that always comes down to a he said/she said, but mine was 5 stars, completely, throughout, with them. I hope this provides some balanced review perspective. read more

I have had caballero property management manage my rentals for about twelve years and I am very happy with the job they do for me. Jacque, Todd and all his staff are very profesional and take excellent care of my properties. If anything needs to be taken care of they are always on top of it. They also do a great job of keeping properties rented out which is very important. If anyone has rentals and are looking for assistance in Mesa or around the Mesa area I would highly recommend contacting Jacque an Todd at caballero property management. Tom DeHaven read more