Golden Sky Management

For property owners

A full-service management operation, in writing.

Golden Sky Management runs residential rental property across Central Indiana — one door or a hundred. Everything below is governed by the Property Management Agreement you'll sign. No secret tiers, no à-la-carte games, no promises we can't hold in writing.

Who we manage for

Your property. Our process.

We built our operation for investors who’ve done this before — and for first-time owners who just want it done right. Three groups are our core:

Single-door owners

The accidental landlord, the relocated professional, the out-of-state family home.

Small portfolios

2–20 doors, bought over years, managed with a spreadsheet and a day job.

Growth investors

20+ doors, scaling intentionally, want reporting they can hand to a lender.

One engagement model

Full-service, end to end.

We don't run leasing-only or à-la-carte engagements. A single Property Management Agreement covers the whole operation so you always know what's included and who's accountable.

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Full-service management

The whole operation, under one roof.

You hand us the property. We run it end to end — leasing, rent collection, maintenance dispatch, compliance, reporting. Management fee is 10% of rent actually collected; vacancy means no fee.

  • Tenant placement, screening, and lease execution
  • Rent collection, accounting, and owner reporting
  • In-house maintenance plus vetted vendor coordination
  • Inspections and compliance administration
  • Lease administration, renewals, and notice service
  • Delinquency and eviction administration when required
  • Deposits trust-accounted per IC 32-31-3
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Full fee schedule is published at /pricing — every charge disclosed, every exception named.

See all areas we manage across Central Indiana. Thinking of selling instead? We make cash offers.

What’s included

Eight disciplines. One owner dashboard.

Every function below is covered under the full-service Property Management Agreement. Specific thresholds, approvals, and fees are set in the agreement and addendum.

Portfolio oversight

Day-to-day management of every operational detail — compliance, inspections, resident communication — so you don’t have to chase the operation.

Tenant placement

Marketing, showings, background and income verification, rental history review, and lease execution. Published criteria applied the same way to every applicant.

Rent and accounting

Online rent collection, periodic owner statements, year-end 1099s, and direct deposit. Every transaction reconciled through the owner portal.

Maintenance and renovation

Coordinated through our in-house crew or a vetted vendor bench. Every work order logged, tracked, and closed in writing. Emergency coverage for life, safety, and essential services.

Lease administration

Lease drafting, renewals, compliance monitoring, and notice service under the master residential lease template. Indiana law is the floor; the lease is the contract.

Eviction administration

When required, we administer delinquency escalation, notice preparation, attorney handoff, and possession coordination. Third-party attorney fees, court costs, and service fees are separate and disclosed in the fee schedule.

Market analysis

Rental-market research, pricing recommendations, and portfolio-level performance reporting. Decisions documented, not memorized.

Inspections

Move-in, move-out, and routine inspections delivered to the owner portal. Compliance or lender-required inspections billed at the published inspection fee.

Onboarding

The first 30 days, mapped.

Before we take a rent payment, we build a clean operational baseline — documented condition, market pricing, and a named punch list.

Exterior of a newly onboarded managed property

Day 0–3

Property walk and documented condition.

We walk the property, photograph every room, and generate a condition report. Any deferred maintenance is priced before work begins — you approve the list, not just the total.

  • Full photo inventory filed to the owner portal
  • Punch list with itemized pricing
  • Rental-market comps from within your zip code
Interior of a freshly turned rental home

Day 3–10

Market-ready turn and listing.

Approved punch list work happens. The property is professionally photographed, listed on all major syndication sites, and scheduled for showings — self-show on most homes, agent-accompanied when the property requires it.

  • Listing goes live within 10 days of approved turn
  • Self-showing technology on most homes
  • Applications gated by published rental criteria
Exterior of a managed rental home

Placement and steady-state

Signed lease, documented move-in, steady operation.

Once a qualified applicant clears our criteria, lease signing, deposit collection, and move-in happen on a documented schedule. From that point on, the operation runs the same way every day — triaged maintenance, reconciled rent, portal-delivered statements.

  • Electronic lease signing and deposit collection
  • Documented move-in condition report
  • Owner statements and inspection reports in the owner portal

What our agreement actually says

The operating standards — in writing.

These aren’t marketing promises. They’re how the Property Management Agreement and Indiana law structure how we run your property.

Transparency

Every fee published

Every charge is listed in the Property Management Agreement. Nothing shows up on a statement without a named line item.

Deposits

Trust-accounted

Security deposits held in a separate federally insured trust account per IC 25-34.1 and 876 IAC 8. Itemized accounting returned within 45 days of move-out, per IC 32-31-3.

Reporting

Owner portal

Periodic owner statements, year-end 1099s, inspection reports, and documents delivered through the owner portal.

Authority

Named approval threshold

Routine maintenance authorized up to the threshold set in the agreement; anything larger requires your approval before work starts.

FAQ

Owner questions, answered.

Full-service management only. We don’t offer leasing-only, à-la-carte, or one-time engagements. A single Property Management Agreement covers the whole operation.

Our core markets are Delaware County (Muncie, Yorktown, Albany, Eaton, Selma), Madison County (Anderson, Alexandria, Markleville), Henry County (New Castle, Mooreland), Marion County (Indianapolis), Randolph County (Parker City, Farmland), Hamilton County (Noblesville), and Wayne County (Richmond).

As a percentage of rent actually collected — 10% of monthly rent. If no rent is collected, no management fee is charged. A placement fee equal to one month’s base rent is charged when a new tenant is successfully placed.

Residents submit requests through the resident portal. Our team triages each request and dispatches our in-house service team or a vetted vendor. For routine work up to the approval threshold in the agreement, we proceed without back-and-forth. Anything above threshold or non-routine requires owner approval.

The agreement spells out our authority, responsibilities, the fee schedule, how maintenance decisions flow, how statements are delivered, how deposits are held (trust-accounted per IC 32-31-3), and the 12-month initial term with month-to-month continuation thereafter. We don’t guarantee rental rates, tenant performance, or speed of leasing — but everything we do commit to is in writing.

Yes. Owners have portal access to statements, bank transactions, inspection reports, lease documents, and year-end tax documents.

After the initial 12-month term, either party may terminate on 30 days’ written notice. Early termination during the initial term carries a fee equal to the greater of $500 or two months’ average management fee. Specifics are in the agreement you sign.

Have more questions? Browse our resource library for guides and articles.

Ready to hand off the operation?

Start with a free rental analysis and a walk-through of what we do differently. Call (765) 203-1398 or begin online.

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