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.

I moved to Manhattan, KS back in December 2020. I was looking to a renting a small apartment and I…read morefound a 2 bedroom apartment with Alliance MHK. I set up an appointment to see the property and eventually decided id take the place. I finally go pick up the keys at their office and I show up to my new apartment and I open the door. The first thing I notice was that there was a foul stench. I start looking around and what do you know? I find a DEAD CAT inside the apartment! The guy had told me that they had cleaned up the place and had it all professionally prepped up for me to move in. I call Alliance about it and they thought I was making this up. I sent them pictures and Ill post them here so you can see them. This isnt even the worst of it. The place had a bad case of mold or something because I developed trouble breathing when I lived here. Not to mention that power went out frequently in the summer, they also kept the majority of my deposit when I moved out under pretenses that there was damage to the place that occurred under my tenure. Which I took pictures and submitted on their app before I moved in. I told them this was already pre-existing damage in which they denied and refused to give me back my deposit. Do not rent from Alliance MHK.

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 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.

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.

We recently put a deposit down on an apartment with Cobalt Real Estate Management for our daughter…read moreand her friend, and the experience we've had with Belinda has been a huge reason why we chose to move forward with them. From the beginning, she has been professional, responsive, patient, and genuinely helpful throughout the entire process. Finding housing for your child can be stressful, especially being out of state and not being able to physically see everything yourself, but Belinda made us feel comfortable and confident every step of the way. She answered all of our questions, communicated clearly, and even took the time to explain where local shops, stores, and things around town were located to help our girls feel more prepared and comfortable. Knowing our daughters will be taken care of by a company that truly cares makes us

highly recommend the team and their consistent professional and dependable service. Belinda does an…read moreexcellent job finding quality tenants and it is clear their standard is high when caring about the tenant and property owner. i will let you know in a future review the level of maintenance as i am getting a full exterior refresh on my property managed in house. So far I am very please with the service I have received.

They kept my daughter's deposit and charged her an additional $500.00 for "repairs" that included…read moremultiple Nail holes ( I have videos to prove she NEVER hung one thing on the walls), $56.00 for 2 light bulbs, not shampooing carpets ( we hired a professional cleaner who did indeed shampoo carpets), moving out a day late ( she moved out on the day required, we had a cleaner the day after, which was approved by the property management company) and multiple other things. We have hired a lawyer! AVOID THIS COMPANY LIKE THE PLAGUE!!!!!

just read all of the other awful reviews for amer prop man....the exact same things happened to my…read moreson and daughter-in-law. they rented from them in 2025 and had the most awful experience. they are just trying to work and make it in life and this property company was awful! do not rent from them! please...find someone else and you will bo so much happier. i talked with them every other day and hated them renting from these people because it made their lives unbearable sometimes. please rent from anyone else!!! just stay the hell away from this company. they don't even deseve a star, but it won't let me post this unless i put at least one. just stay away!

If I could give negative stars I would. This is the ABSOLUTE WORST housing rental company I have…read moreever seen. We moved into 718 Osage on May 1st, 2022. When we arrived, the house was far from what we were expecting. The carpets were dirty, the house was dirty (mind you they state in their lease that you have to use one of their very expensive cleaning companies to have the carpets cleaned before move out, which would be more understandable if they were clean when we arrived), the outside was overgrown, broken cabinets in the kitchen, water leaking in the basement, broken blinds, holes in the wall, broken windows in the sun-room. Unfortunately, due to being a military family overseas we were not able to see the house before move in. The staff at Italian Estates incompetent and rude, especially the woman Casey. When you let them know of issues they take literally MONTHS to resolve them. For example, when we moved in there was water leaking out from basement stairs. We let them know immediately, as it was a finished basement and our bedroom was down there. After staying on them ALL summer because it was super inconvenient (we had to lay our own towels down on the floor to continuously absorb the water and there was mold growing on the walls), they finally started working on it August 1st. They say they have reputable contractors, but this is simply not true. For example, to fix said leak above they were supposed to come take out the basement stairs to see what they could find. I came home to find, that they had removed the steps in the backyard that go into the sunroom! Not even the right steps. I addressed this and they came back another day to take out the basement stairs and fix the back door steps, which they didn't even do correctly and had to return yet again to fix. As well, they were supposed to come back to paint them, but never did. After pulling the carpet on the basement stairs, we found that there was tons of mold and nastiness. They had the audacity to then try to put that SAME carpet back on the stairs, we refused and they brought new carpet. However, when they installed it and we walked down the stairs we could feel the staples poking out and they had to come back yet again. Back to the leak, they determined that they were going to have to dig up our back yard to get to the pipes, this didn't happen August 31st. Don't worry I'll attach the pictures of their work. They then had to come back again this spring to fix the SAME problem, leaking water in the basement, and how they "fixed" it this time was even more ridiculous. On top of that, they are trying to charge us $1170 because "their plumber pulled a t-shit out of the pipes", this is simply not true. There are no children in the home, only three adults who I can assure you are not idiotic enough to put an entire shirt down a drain. Although, the leakage was the biggest problem, there were plenty more and each time someone would come they would leave a mess and track mud all through the house and carpets that we are supposed to be responsible for. It was truly unacceptable. We were constantly being inconvenienced by them having to come and work on something. As well, you can't count on them to show up on time or to even give you a time sometimes. Half the time they would show up whenever. Additionally, the price of this rental was WAY too much for what it was. We were charged $1350 and we experienced nothing but problems the entire time. Now that we are out of the house they have kept the entire deposit. They are trying to charge us $160 for carpet cleaning in two rooms and the stairs. The carpet was never even cleaned before we got there even though the lease states me must do this and the stairs have recently new carpet. As well, their workers are constantly there for something tracking mud. They are also trying to charge us $285 for cleaning two restrooms, the kitchen, and "house touch ups", this house was not clean when we got there and we left it much better than how we found it. This rental felt like a constant scam and continues to do so. Only rent from this company if you want to overpay, constantly have problems, deal with rude and incompetent people, and be charged extra for unnecessary things.

This property management offers lovely gorgeous homes at affordable prices and caters to college…read morestudents needs.

This company is a joke. They sent us a lawn violation at the beginning of last month and I…read moreexplained to them that I was pregnant and my husband is 100% disabled veteran and we would hire someone as soon as we could. The next violation that was sent we explained that we were in the hospital delivering our stillborn son and I would take care of it as soon as possible. This was Rachel Mace's response: "I am sorry for your loss and sympathize with your current situation. We will look past the lawn this week but we do have covenants that must be enforced. We expect the lawn to be taken care of by the end of next week." We had our nephew mow our lawn that week and hired someone who started mowing for us the following week. Today I recieved another lawn violation (by mail for some reason?) that "this will no longer be accepted", despite our lawn having already been professionally mowed prior to the date of this letter. If you want a property management company who is going to add value to your HOA, rental property, other community? Find someone else.

Do not rent from this company. If you do, you better forget about getting your deposit back AND…read moresave a bit every month because you will also get charged for anything & everything they can think of. And I mean everything. For example $180 for "transitional maintenance", $190 for "transitional cleaning" another $190 for "transitional maintenance"- yes twice? @ $190 ea- , $99 for painting, $45 city charges(?). The place was OLD & dirty at move in & total ant/spider infested. When the agent came for a walk thru during move out, he said the apartment looked amazingly clean and if "they" don't give back the deposit ... That was concerning. Just got a letter saying that they kept the deposit & $220 is owed. This was a studio apt rented to a clean freak girl. They are discussing. Other reviews are similar. One star, because I had to.

David and his team are phenomenal. They were patient and thorough to answer every question and…read moreprovide thoughtful, honest answers. They truly want to do what is best for their customers and treat you as family. We both bought and sold through Foundation and both experiences were amazing. I highly recommend!

Foundation realty was a blessing! My wife and I PCS'd from…read moreFort Benning, GA to Fort Riley, KS. This was our first big move away from the East Coast and first home purchase. We did not have the ability to physically be in Kansas so we did the house searching and eventually getting under contract process, remotely from Georgia. Naturally it was a bit nerve racking since we were unable to physically be there to check out all the properties but, thankfully through the professionalism and exceptional service that foundation Realty provided, our concerns were alleviated. I highly recommend using them wether it be for buying or selling your home. You can place your trust in them to go above and beyond delivering on your needs.

Where do I begin with this place?!?!…read more We were promised a lease through August 30th 2015 since my boyfriend planned on leaving the military when his contract was over on August 27th. Andy Carson told us at the time of signing the contract that we would be able to do this (instead of leaving July 27th, 2015) when they sent out the emails to re-sign leases in January 2015. I told his secretary in the email in January 2015 that we would like to stay until at least July 31st. She said this was fine and offered to give us more time, hence when I said we should do August 30th to be safe. I was told this would not be an issue. In March of 2015, I was called by John Carson's secretary and asked if we were re-newing our lease, I explained to her that we had figured this out in January. She said they had no paperwork or verification of this and I offered to show them the emails. She declined my offer and said that John Carson would need to speak with me about the issue. She even confirmed that there were other tenants here who were promised by Andy Carson's secretary that they could stay longer than what was on the lease through email. But that didn't matter, obviously. I told her that was fine. TWO WEEKS LATER AFTER CALLING EVERY DAY, he finally returned my call and pretty much said we were out of luck and HAD to be out on the day his contract ended with the military (August 27th) and refused to honor his OWN BROTHER'S promise to me. I did not push the issue further knowing that there was no point. Well today... My boyfriend was outside cleaning his car when he was approached by a woman that asked him to stop and go elsewhere. Not knowing who the woman was, he said he would be more than happy to speak with the landlord about the issue if she had a problem with it. We have seen this woman numerous times and she has seen us while walking her dog. She herself has broken rules at this place by walking her dog without a leash (which is a violation of an email notice and change to the lease rules that was sent out in December and January of 2014-15). Turns out, she was an employee of Carson Property Management that also resides within the building. I understand that his car appeared to be "smoking" and is loud since he has a turbo in it and that CAN be disruptive. I have no issue with her thinking this was an issue. However, 2 hours later my boyfriend received a call from the MP's on Fort Riley and also the Riley County Police Department to go downstairs. After speaking with the officer, he was told that we would most likely be evicted and that was that. He even told the officer he has lived here for a year and a half. Shortly after, I received an email from ANDY Carson even though apparently he does not run this building anymore and JOHN Carson does stating that my fiance (whom I marry in one week; thanks for the ADDED stress) needed to be out BY TOMORROW because he is not on the lease. The day we picked up the keys, I was unable to attend because I was working and asked Andy Carson if my boyfriend could please pick up the keys for me and check the apartment for pre-move in damages for paperwork since he will reside here as well. He said that this was FINE. My fiance (and legally common law husband who is re-enlisted and currently active in the military) is not on the lease because we were not married at the time and had not lived in this residence together yet and he still technically had a barracks room. Now, we are supposed to be moving into a new home on July 21st (three days) and Andy Carson refuses to let him stay. His reasoning? Because he was RUDE AND DISRESPECTFUL to the woman. Who he was not aware was an employee and who APPROACHED him out of nowhere instead of contacting HER BOSS AND THE LANDOWNER to approach us and discuss the matter with us. This is an absolutely horrible place to live and I am now contacting the RCPD and upper levels on base to make sure that this place is blacklisted to military. I have also had discussions with other tenants who claim that they have been screwed over as well. For example, not getting security deposits back for more than 30 days which is not only a violation of their OWN contract but I believe is against the law. Please find somewhere else to live. ESPECIALLY if you are military.

This place is a joke! For the most part living in these apartments are quality, but if you expect…read morethings to get done at your apartment within a month NO. We moved into a friends place when he moved back home and found out John charged the family well over 3/4 of their deposit and beings we moved in other that the floors being cleaned nothing was done. Fast forward to when we moved out John made a hilarious comment about my friends family being mad about his charges and made the comment that even if he does not do the work he as to right to take your money. So he will absolutely charge you and pocket it. It has been over a month since we moved out and still waiting on our deposit to be returned. We called and got another John Carson special excuse on why nothing is ever his fault. My wife and I currently are going to bring clams on him with the better business and Manhattan Kansas about how he does business. If you want to live in a place this is not the worst just be ready to never get anything done for a month minimum, and if your check in - out list is perfect so he can't jack you around everything will be fine.