I rented from Black Dog Properties for less than 6 months due to unforeseen circumstances with two…read morepeople on the lease. In that amount of time, there were a few things that came up I wasn't quite satisfied with and think people considering this company should consider before signing a lease. I am using this as a review to make people considering Black Dog knowing what issues a previous tenant has had before signing a lease. Upon moving in (2/4 people on the lease had already lived there for a year) we had issues with a room not being hooked up to the heating and air conditioning ducts in the ceiling that they finally fixed, it is my understanding there was a maintenance request placed prior to me being on the lease. We also had an ice maker that didn't work and would flood the kitchen if turned on. It is to my understanding that there was a maintenance call prior to my name being on the lease but they didn't replace is and said not to use it. So we had to deal with the issue of not having an ice maker and the kitchen flooding if someone accidentally turned the ice maker on. After moving out and our lease ending at the end of the year, we had issues with Kansas Gas, Black Dog and their new tenants. Black Dog apparently does not check if new tenants turn on the necessary utilities for the properties they have, as we kept getting charged for gas service after our lease was up due to Black Dog not reverting to owner and the new tenants not signing up for gas service, but Kansas Gas could not shut it off since it is in their cold weather season. We finally got this situation figured out but it shouldn't have been an issue to begin with. So once again, PLEASE think and consider these issues before renting from Black Dog Properties.

Great company! I've worked with many different property management companies over the years. I find…read moreBlack Dog properties to be the best. They truly care about the tenants. Couldn't be happier with my experience.

I really enjoyed my time at HRC. The unit had plenty of space for all my furniture, even moving…read morefrom a house. the kitchen and living room was open concept which i really liked. If i ever decide to rent again i wouldn't rent anywhere else.

I just moved into a townhome with HRC and I am very happy with the space. I appreciate that it was…read moreclean and the landscaping and lawn care was very nice. The office staff was very helpful in the process of choosing the right unit for my needs.

Renting from them isn't awful--they do fix major issues--but the bigger picture is getting worse…read more They keep raising rents, and new tenants end up paying way more than current residents, even though the buildings haven't meaningfully improved. I've lived here 3 years and they've done the bare minimum. Most rent increases don't go back into maintenance--owners seem to be squeezing the properties while cheaping out on repairs and replacements. A big red flag: they recently ended my friend's month-to-month lease by text/email and then stopped responding to his calls. If you bring up HVAC or building-quality issues, expect the tone to change fast: cold indifference, deflection, and "gaslighting." I'm nearly certain the buildings waste energy--electric costs can be much higher than they should be. There's also constant turnover (some complexes feel like 90% year-to-year) and the walls are paper-thin--you'll hear everything. The only way I survived was by staying friendly with neighbors and getting everyone on the same page. You will intimately know what's going on around you. Exterior/common-area neglect is ongoing: Falling rocks/exterior deterioration Dirty stairs/hallways, rarely cleaned or powerwashed Bird nests and months of bird poop in common areas Hallway lights going out and taking months to replace "Nice" appliances that are on their last legs, replaced with cheaper, worse units Even logistics are frustrating--meetings that should be a phone call, slow responses, and poor pre-move-in inspection (my friend needed carpet replaced a week after moving in, which should've been obvious). Bottom line: it can work if you're trying to keep costs down and don't plan to stay long, but rent is rising while maintenance and quality are sliding. I'm leaving next fall because of it.

We rented from Connie for almost three years. The house needed some obvious repairs. There was mold…read morein the garage, and the fireplace was literally crumbling. It was next to impossible to get ahold of Connie. She will not return your call for basic repairs. I had to get a third party involved when she refused to contact me about repairing the washer machine (which she refused to fix). Our washer machine broke the month before we were supposed to move out, and she flat out told me she was refusing to fix it because we were moving. And under law our only other option would be to vacate the property in 30 days, which we were already doing. When we moved into the home, it was filthy, the previous tenants trash was in the yard for almost a week, and the carpets were absolutely filthy. We never missed a payment, had maybe less than 10 repairs/calls in the almost 3 years we lived there, and we did not feel as if we were treated fairly. She tried to force us out of the property a day early because she had people moving in the same day our lease ended. I would not rent from them, Connie is not friendly, and will not work with you to get timely repairs done. She cares more about saving money than taking care of her tenants.

I would give this company zero stars if I could. When I moved in to the apartment, it smelt like…read moresomeone died in the apartment. There were pee stains all over the walls. They also took most of my security deposit through $400 cleaning fees. Please don't rent from this management company. All they want is to take your money.

They charged us for a structural wall cracking issue when they stated earlier they would not charge…read moreus for it. Since that has nothing to do with the tenants and was a building property issue!!! We did not get any of our deposit back and had to pay an additional over 600 dollars for it. Ridiculous and do not recommend.

2 words: RAT INFESTATION…read more Property Address: 1022 Humboldt Street, Manhattan, KS. This was, by far, the worst rental experience of our entire Army career. My family and I have rented from multiple landlords and property management companies across several duty stations. We have never experienced anything remotely close to what we dealt with at Alliance Property Management. Near the end of our lease, rats began entering our home through the plumbing. Not just one rat. Multiple rats. We eventually confirmed they were coming through the bathtub and toilet. This started immediately after major plumbing and drainage work had been performed at the property. My pregnant wife and our young daughter were forced to leave the home because we no longer felt it was safe for them to remain there. Alliance was aware of the situation. Instead of treating it as the serious habitability issue it clearly was, we found ourselves having to convince them that rats entering through plumbing fixtures was not a normal tenant pest control problem. The problems were not limited to the rat infestation. Lawn care was included as part of our lease, yet the yard was routinely neglected to the point that it was embarrassing to have visitors over. It was another example of Alliance failing to provide services that tenants were paying for. Despite everything, we still went out of our way to leave the property in excellent condition. We hired Mamas Helpers 316 LLC to perform a professional move-out cleaning and paid $370 for the service. We hand delivered the invoice to Alliance and were told they already had it. Alliance then charged us more than $500 for additional cleaning, more than $300 for "maintenance," and $333 for carpet cleaning. We have no complaints whatsoever about the cleaning company. They did an excellent job. Our issue is with Alliance charging hundreds of dollars for additional cleaning after receiving proof that a professional move-out cleaning had already been completed. The home was spotless when we left. No itemized cleaning invoice was provided to justify the additional cleaning charges. We were simply billed hundreds of dollars despite already paying for professional cleaning and providing documentation of that cleaning. We were also charged for alleged tape on a ceiling fan that we did not place there, removal of a plastic bag holder that we voluntarily reported after move-out, blinds that were already deteriorating from age, and other questionable maintenance items. The amount of money is not what bothers me most. What bothers me is the pattern. A military family was forced out of a home because rats were entering through the plumbing, and after all of that, Alliance still found ways to aggressively pursue our security deposit while providing little transparency regarding the charges. The entire experience felt predatory. I would strongly discourage any military family, student, or local resident from renting through Alliance Property Management. Based on our experience, I seriously question the ethics of this company. No employee should be proud to represent a company that was willing to leave a family dealing with rats entering through the plumbing and then aggressively pursue questionable charges against their security deposit after they moved out.

Thank you for your reply. To clarify for others reading:…read moreYes, I gave the required 90-day notice, and we agreed on a formal termination date of May 1, 2025. My concern is not about the timeline--it's about being charged a management fee in May despite no management services being performed. What's most disappointing is the complete lack of communication and empathy. I sent multiple emails and a formal letter--none of which were acknowledged. This reply only came after I posted reviews publicly. That response, paired with your refusal to even consider refunding a small final fee of just a few hundred dollars, is incredibly telling. After more than five years working together, a thoughtful business would have valued the relationship and simply honored a reasonable request. Instead, this rigid approach--defending a weak contractual position over a minor amount--demonstrates a short-sighted business strategy that undervalues long-term partnerships and human decency. For future clients, I still recommend reading the agreement carefully, especially around fees tied to maintenance and contract wind-down. Fee-stacking and defensiveness like this are not the hallmarks of a company I could recommend again.

As a parent of a college student residing in one of their properties, I feel compelled to share our…read moreexperience. From the time my daughter moved in, the condition of the home presented multiple health and safety concerns and did not meet basic code requirements. Despite this, the property housed six tenants, which appears to be in violation of Riley County policy. I have included the formal risk assessment report for reference. Many of these issues should have been addressed prior to move-in; however, we were informed that the company does not conduct inspections between tenants, as they consider the lease to be continuous. Because of this lack of oversight, I took it upon myself to document conditions and file risk-related reports to ensure these concerns were properly recorded. In addition, we have experienced ongoing billing inaccuracies. Charges from previous tenants were applied to the current tenants, who were then told they would need to contact prior occupants themselves to dispute the charges. At no point has documentation been provided--aside from my daughter's lease--demonstrating that her tenancy began for the dates for which she was billed. When discrepancies were raised regarding billing percentages outlined in the lease, an additional, unexplained meter appeared, resulting in even higher charges. There is no record of this utility bill on their tenant portal as far back as allowed to view (2023). Their own audit reflects no clear breakdown of current charges, yet a balance of $481 remains due. We anticipate they recognized there erroneous accounting when questioned and to mediate this, added the basement unit meter to their charges as well. This raises serious concerns about whether billing practices align with the terms of the lease as well as the integrity of a business who could do such a thing. Throughout this process, (despite repeated outreach from tenants and parents) communication with the company has lacked transparency and accountability. There has been no meaningful effort to resolve these issues or acknowledge the discrepancies. Overall, this has been an extremely frustrating experience. I strongly encourage other families to thoroughly inspect properties prior to move-in, document all conditions, and carefully review lease terms and billing allocations both before and during tenancy. Or better yet... avoid Cobalt at all costs. Lastly I would like to briefly add that the actual owner of the property has done all he can and attempted to help his tenants with issues presented to him. Unfortunately in my opinion- Cobalt has not only let these girls down, but him as well. *The photos of the ceiling/mold/leaks were noted immediately upon move in. You can see other issues noted by Risk Reduction. The audit included below was completed by Cobalt and you can see no charges to date had accrued on "Meter 6" until now, a balance due of $481 is listed. Horrible experience!!!

Do not rent from this company!! I am a mom to a college student who rented from them in 2025…read more They charge outrageous prices for cleaning, maintenance, and other extra costs upon move out. They claim the charges are stated in the lease. But who charges $60 for a scheduling fee for cleaning? Doesn't cost them anything to schedule an appointment. They also charged $445 for a cleaning fee. These are college kids. My son's apartment was clean when he moved out. Maybe there was some light cleaning to do, but not $445 dollars worth. The maintenance fees were also crazy expensive for some nails holes and touch up paint. They are scamming people! They are keeping my son's security deposit, plus they have $360 is additional charges. They also have turned off their option to leave a review on their website, so don't believe the reviews on their website.

American Property Services is simply the best! Amazing customer service! I had an issue with a door…read moreon my property and they sent someone out next day and it was fixed! I wouldn't rent from anyone else

I do not ever write yelp reviews, but my experience with American Property rentals has been filled…read morewith too many miscommunications, inconsistencies, and direct contradictions that have majorly impacted my roommates and I financially. My first complaint is this: The company randomly texted us one day in early Dec (lease ends in August) asking for the names of people returning next year, and the next day they put the house on the market without telling /warning us. We only found out the house was on the market because a tour got scheduled later that week. We were never sent a lease renewal, a date by which one had to be requested/signed, or anything of the sort. After calling the company, we were told that as long as we all signed the lease addendum (different than the lease renewal) by noon the next day, they would take/keep the house off the market and put us first in line for the 2026/2027 lease, but they had to keep the tour. Everyone signed the correct papers in time, but they did not take the house off the market. By time we sent in names an requested a lease renewal (one day later, and based on their earlier words, we already should've been first in line for the house by signing the addendum), someone else was ahead of us in line and had already taken the house, despite it being on the market for less than 48 hours AND without our knowledge or consent. I was also never notified by American Property Management that someone else had signed a lease for this house next year, I found out via my roommate, who only found out because she called and asked. Nonexistent/misleading communication on their end cost us our house. As far as I am aware, no information about the lease renewal dates/policies were for anywhere in our lease, so we got blindsided. Secondly, despite having my own renters insurance and being told by management that the policy clears way back in October, the landlord's liability policy has continued to show up on the account and despite enrolling in my own policy back in October, they made me enroll in theirs as well in May (for a lease that starts and ends in August). The lease says : "Resident may obtain Required Insurance or broader coverage from an insurance agent or insurance company of Resident's choice. If Resident furnishes evidence of such insurance and maintains the insurance for the duration of the Lease, then nothing more is required." in the part of the lease that covers insurance. Section 1 says, 'The terms "you" and "your" refer to all residents listed above. The terms "we," "us," and "our" refer to the owner/agent listed.'. Section 5 says "the resident.". The terms and definitions section does not cover whether the resident is all who live there or not. I was told that because all residents are jointly liable, that means resident refers to all residents, however this is never clearly stated anywhere in the lease, and it took 4 separate emails to even be told directly that because my roommates have the landlords coverage, I also HAVE to have that same coverage and my own personal policy does not apply (despite being told my personal policy cleared months ago). However, the landlord's default policy does not cover any personal items, so if you want to have your personal property insured, you must enroll in two separate property insurances (unless all of your roommates ask enroll in their own policies as well). Upon move out, communication was also unclear. It was not clarified until the week before the move out date that we were required to hire and pay for a carpet cleaning service, and we would not be reimbursed. Additionally, the only way to 100% avoid losing your deposit to cleaning reasons is to hire a maid and yard work service. Although not required, it is the only way to guarantee not losing your deposit to those reasons. However, after hiring a carpet cleaning service, maid service, and yard work service, they charged us around $100 from our deposit for a nail hole and one spot of chipped paint. Overall, very poor communication and I have seen other reviews saying they charge bogus charges upon move out. House is very old and paint was in terrible condition when our rental began. I will never rent from American ever again, and I strongly recommend not renting from them yourself. It has been a very bad experience and something has to change because their communication is either nonexistent or contradictory, it never is correct, timely, or honest about the important things.

I would not recommend Frontier Property Management…read more During our tenancy, we were told multiple repairs would be taken care of, yet several were never completed while we lived there. Then, after moving out, they deducted over $825 from our deposits/credits--including an absurd $650 cleaning charge, despite us leaving the property in better condition than when we moved in. They also charged us for disposing of a microwave that was already there when we moved in, plus $75 for mowing and cleanup when the lawn had been mowed just days before we left. The only charges I consider legitimate were for two damaged blinds. My advice to prospective tenants: document absolutely everything--move-in condition, repair requests, and move-out condition. Based on our experience with ignored repairs and questionable move-out charges, I would not rent from Frontier again.

If I could give this mess of a management company a 0 star, I would. My experience with Frontier…read moreManagement has been extremely frustrating and, frankly, unacceptable. The biggest issue is not one isolated incident, but it is the consistent pattern of poor communication, delayed maintenance, inaccurate information, and a lack of accountability. Throughout my tenancy, communication from management was inconsistent and often unclear. When dealing with important matters involving my lease and tenancy, I was not always provided with accurate or complete information. At the end of my tenancy, management communicated inaccurate information about the reason for my non-renewal. I found this extremely frustrating, misleading, and unprofessional. When something as significant as the end of a tenant's lease is being discussed, the expectation should be simple: provide accurate information and communicate honestly. Maintenance was another major problem. Repairs routinely took far longer than they should have, and multiple follow-ups were often necessary before anything was actually addressed. It should not be the tenant's responsibility to repeatedly chase management to get basic maintenance issues resolved. One of the most frustrating examples of this was the air conditioning unit in my apartment. When maintenance eventually replaced it, the maintenance worker told me that the unit was from the 1980s. Unsurprisingly, the decades-old unit eventually stopped working during the summer. What was even more unacceptable was how long it took management to address the issue. I was left without air conditioning for several weeks while temperatures outside were exceeding 100°F, leaving me stuck in an extremely hot apartment with no functioning AC. As a temporary solution, management provided a window air-conditioning unit. Unfortunately, that unit did not properly stay in the window and repeatedly became unusable. We had to contact management multiple times to get someone to address that issue, yet there was very little urgency in actually getting it fixed. Instead of promptly resolving the problem, management seemed to take a very lackadaisical approach while I continued to deal with excessive heat in my apartment. Being left for weeks without reliable air conditioning during extreme summer temperatures is completely unacceptable. Tenants should not have to repeatedly call and push management to provide something as basic as a functioning air-conditioning system. Another major issue was the building's entry doors. The locks constantly jam and malfunction, sometimes leaving residents unable to get into their own building. This is a basic security and access issue, yet management has repeatedly taken an excessive amount of time to address it. Having to stand outside your own apartment building (sometimes in extreme weather conditions) because the entry lock does not work is unacceptable, especially when management is already aware that the problem repeatedly occurs. There was also an ongoing cockroach problem around the exterior of the apartment complex that management has failed to adequately address. An ongoing pest problem around a residential property should not simply be ignored. It is another example of an issue that deserves prompt attention but did not receive it. What makes these problems even more frustrating is the apparent lack of urgency. Concerns are frequently met with delayed responses, repeated follow-ups, or what feels like dismissal rather than an actual solution. Problems are allowed to continue until tenants have to become persistent just to get basic issues acknowledged. A property management company should make living in an apartment easier--not create additional problems for the people paying to live there. Residents deserve functioning facilities, timely maintenance, accurate information, clear communication, and management that takes legitimate concerns seriously. Those expectations are not unreasonable; they are the bare minimum. Unfortunately, my experience with Frontier Management fell well below that standard. I would strongly advise prospective tenants to think twice before signing a lease with Frontier Management. Do your research, speak with current or former residents, and pay close attention to reviews describing how management handles maintenance and tenant concerns. My experience has left me with very little confidence in this company's ability or willingness to properly address ongoing issues. Based on my experience, I would NOT recommend Frontier Management to anyone. Hopefully, my review saves someone else the headache I experienced. You're welcome!