GPM Knowledge Base

Last updated: October 30, 2026.

About GPM Sales and Management and Where GPM Manages

GPM Sales and Management, LLC is a property management and real estate company based in Jackson, Mississippi. It is also called GPM or Good Property Manager. The website is www.goodpropertymanager.com.

GPM manages more than 250 rental homes in the Jackson, Mississippi metro area.

GPM offers three main services:

Property management for rental property owners.
Rental homes for people looking to rent.
Real estate sales, including helping people buy and sell homes and investment properties.

GPM is owner-operated by Theo J. Davis, a Realtor, NARPM member, and CPM Candidate. GPM Sales and Management is powered by Gene Dent Real Estate, and Gene Dent is the broker.

Service area

GPM takes new properties for management in these areas:

Madison County: Canton, Madison, Ridgeland, and Tougaloo.
Hinds County: Clinton, southwest Jackson, Byram, western Hinds County, Fondren, and Belhaven.
Rankin County: Pearl, Brandon, the Reservoir area, and Langford.

GPM serves Hinds, Rankin, and Madison counties, also called the Tri-County area. A coverage map is available at https://www.google.com/maps/d/viewer?mid=1mRfUg6Ehw3LKBohrjJX8D3n4pwjx9hk. Green areas on the map are the areas GPM accepts.

Not every property qualifies. GPM reviews each property’s location, rental potential, condition, and overall fit before accepting it for management. Owners with property outside the listed areas can contact GPM, and the team will confirm whether the property can be managed.

Common questions

Q: What does GPM do?

A: GPM manages rental homes for property owners, rents homes to tenants, and helps people buy and sell real estate in the Jackson, Mississippi area.

Q: Where is GPM located?

A: GPM is based in Jackson, Mississippi. The office is at 1755 Lelia Drive, Suite 302, Jackson, MS 39216.

Q: How many properties does GPM manage?

A: GPM manages more than 250 rental homes.

Q: Who owns GPM?

A: Theo J. Davis is the owner-operator of GPM.

Q: Does GPM manage property in Pearl, Brandon, Madison, Ridgeland, or Clinton?

A: Yes. Those areas are inside GPM’s service area. Each property is still reviewed to confirm it qualifies.

Q: Does GPM manage property in my area?

A: GPM manages in Canton, Madison, Ridgeland, Tougaloo, Clinton, southwest Jackson, Byram, western Hinds County, Fondren, Belhaven, Pearl, Brandon, the Reservoir area, and Langford. For other areas, the team confirms eligibility case by case.

Q: Where can I see homes for rent?

A: All available GPM rentals are listed at https://www.goodpropertymanager.com/houses-for-rent/.

Contact, Office Hours, and Staff Directory

Main phone: (601) 300-2050.

Support email: supportgpm@gmail.com.

Website: www.goodpropertymanager.com.

Office address: 1755 Lelia Drive, Suite 302, Jackson, MS 39216.

Business hours: Monday through Friday, 9:00 AM to 4:00 PM Central Time. The office is closed Saturday and Sunday.

After hours, callers can leave a message, and maintenance emergencies are dispatched at any hour.

Tenant portal: https://goodpm.appfolio.com/connect

Owner portal: https://goodpm.appfolio.com/oportal

Phone extensions

Extension 201: Elisabeth Barber, Office Manager. She handles the main office, current tenant lease questions, and new owner management inquiries.
Extension 202: Tebarek “TJ” Pierce, Sales and Leasing Specialist and Licensed Real Estate Agent. He handles buying and selling homes, investment properties, and inspector and appraiser appointments for sales.
Extension 203: Asuu Collins, Collections. Asuu handles rent payments, payment arrangements, balances, and collections.
Extension 204: Angel Walton, Leasing and HUD Specialist. Angel handles rental applications, leasing, move-ins, Section 8 and housing voucher paperwork, and accommodation requests.
Extension 205: Philip Chase, Operations Coordinator. Philip works with owners who already have property managed by GPM.
Extension 206: Maintenance Line. This line handles maintenance requests, repairs, and work orders.
Extension 207: Team Line. This line reaches the whole GPM team for general questions.

Extension by topic

For maintenance and repairs, the extension is 206.
For renting, applications, and move-ins, the extension is 204.
For Section 8 and housing vouchers, the extension is 204.
For rent payments, balances, and collections, the extension is 203.
For buying or selling a home, the extension is 202.
For owners who already work with GPM, the extension is 205.
For new owners asking about property management, the extension is 201.
For general questions, the extension is 207.

Team members without an extension (messages are taken for them)

Theo J. Davis: Owner-Operator, Realtor, NARPM member, CPM Candidate. Also called Theo or Mr. Davis.
April Joy: Accounting Coordinator. She handles owner statements.
Dustin Mills: Lead Maintenance Vendor. He coordinates maintenance, dispatch, and vendors. Maintenance calls go to extension 206.
Elijah Woodruff: Maintenance Tech. Also called Eli. Maintenance calls go to extension 206.
Gene Dent: Broker for GPM Sales and Management, powered by Gene Dent Real Estate.
Gift (Abraxas): Vendor invoices and payment, media, and marketing.

Name variations

TJ, T.J., and Tebarek all refer to Tebarek “TJ” Pierce.
Elizabeth, Liz, and Ms. Barber refer to Elisabeth Barber.
Phillip, Phil, and Mr. Chase refer to Philip Chase.
Ms. Walton refers to Angel Walton.

Common questions

Q: What are your hours?

A: Monday through Friday, 9:00 AM to 4:00 PM Central Time.

Q: Are you open on weekends?

A: No. The office is closed Saturday and Sunday. Maintenance emergencies are dispatched at any hour.

Q: What is your email?

A: supportgpm@gmail.com.

Q: Where is your office?

A: 1755 Lelia Drive, Suite 302, Jackson, MS 39216.

Property Management Services and Pricing for Owners

GPM provides full-service property management for rental property owners in the Jackson, Mississippi metro area, including Hinds, Rankin, and Madison counties.

Monthly management fee

GPM management fees start at 8% of the rent actually collected each month.
The standard plan is 8% of collected rent, with an $89 monthly minimum per property.
If no rent is collected, no monthly management fee is charged. When a home is vacant or a tenant does not pay, the owner owes no management fee for that month.
Example: a home renting for $1,395 a month pays $111.60 a month at 8%. Homes renting below $1,112.50 pay the $89 minimum.

One-time and other fees

Tenant placement (lease-up) fee: $750 each time GPM places a tenant in a vacant home. It covers marketing, applicant inquiries and prescreening, applications and screening, lease preparation and signing, and move-in coordination.
Onboarding fee: $99 per property, one time. It is waived for qualifying straightforward transfers from another manager or from self-management.
Lease renewal fee: $99 per renewal. It includes a rental market and rent review, renewal preparation, and coordination with the tenant.
Legal filing and court coordination: $99. Court costs and legal expenses are separate.
Annual property condition assessment: $99.
Gas permit coordination: $400, when a permit is needed.
Electrical permit coordination: $400, when a permit is needed.
Lawn care coordination: $69, when the owner uses GPM lawn care.
Routine late-rent follow-up is included in the management fee. Separate fees may apply for additional delinquency services.
Repairs, vendor charges, government fees, and court costs are billed separately and are not part of the management fee.
Owners with several properties can ask about custom portfolio pricing.

What management includes

Marketing with listings and video tours; tenant screening and placement; leasing and renewals; online rent collection and late-rent follow-up; lease compliance and tenant communication; maintenance coordination with vendors and emergency maintenance coordination; inspections and condition assessments; utility and lawn coordination; a secure online owner portal with monthly statements and electronic payouts; income and expense tracking; year-end reporting and 1099 preparation; HUD and housing authority paperwork for voucher tenants; and Jackson rental registration representation where applicable.

Getting started

GPM offers a free rental property evaluation. GPM reviews the property’s location, rental potential, condition, and management needs. The management agreement can be sent electronically. New owners can call (601) 300-2050, extension 201. Owners who already work with GPM can reach extension 205.

Switching managers

For qualifying properties, GPM coordinates the transfer of leases and tenant information, rent payment records, security deposit records, maintenance information, and owner account setup. Owners should review their current agreement’s termination terms. Qualifying straightforward transfers have the $99 onboarding fee waived.

Common questions

Q: What does GPM charge to manage a property? A: Management starts at 8% of collected rent, with an $89 monthly minimum on the standard plan.

Q: Do I pay when my house is vacant? A: No. No rent collected means no monthly management fee.

Q: What is the leasing or placement fee? A: $750 each time GPM places a tenant in a vacant home.

Q: What is the lease renewal fee? A: $99.

Q: Is there a setup fee? A: $99 onboarding, waived for qualifying straightforward transfers.

Q: Are repairs included? A: No. Repairs and vendor charges are billed separately.

Q: Where do I see my statements? A: In the owner portal at https://goodpm.appfolio.com/oportal.

Renting From GPM: Listings, Showings, Applying, and Qualifications

Available homes

All available GPM rental homes, with rent, deposit, photos, and virtual tours, are listed at https://www.goodpropertymanager.com/houses-for-rent/. Listings change quickly. A home comes off the market as soon as an approved renter pays the deposit. If a home is no longer listed, it has been rented.

Showings

Most GPM homes have a virtual tour video on the listing. The usual process is to watch the virtual tour and then apply. When possible, GPM schedules in-person showings after a prospect applies. Showing times are confirmed by the GPM team. Voucher holders who already have their complete Request for Tenancy Approval (RTA) packet can be shown homes right away, without applying first.

How to apply

Applications are completed online through AppFolio. The GPM team sends an application link for the specific home. The application fee is $50 per adult. The fee is charged only when the applicant is moving forward to become a tenant. For help applying, call (601) 300-2050, extension 204.

Qualifications

Gross monthly income of at least 3 times the monthly rent for one working adult, or 4 times the rent combined for two working adults.
Example: for a $1,095 home, one working adult needs about $3,285 per month in gross income.
The income requirement is a guideline, not an absolute cutoff. An applicant within about $100 to $200 per month of the requirement may still be considered.
A credit and background check is required.
Credit score is not the most important factor. GPM looks most closely at housing history: evictions, unpaid utilities, and problems with prior landlords or rent payments.
Being upfront about an issue before screening counts in the applicant’s favor.
Before running a screening report, GPM checks with the applicant that they are ready and asks if there is anything about their rental history, credit, or income GPM should know first.
All applicants are considered under the same screening criteria, in accordance with fair housing laws.
Housing Choice Vouchers and other lawful rental assistance are welcome.

Home policies

All GPM homes are smoke-free.
Pets are generally not permitted but may be considered case by case, depending on the type, size, and breed of the animal.
Assistance animals for people with disabilities are not pets. Requests are handled by the leasing and HUD specialist at extension 204.
Renters insurance is highly recommended. It is not required.
Tenants pay electricity, gas, water, and lawn care, as applicable to the property.
Appliances may or may not be provided. Appliances left in a home are offered as a convenience only, and tenants are responsible for providing or replacing appliances that stop working during the lease.

Common questions

Q: How do I apply? A: Applications are online. The GPM team sends the application link for the home you want. Call (601) 300-2050, extension 204.

Q: How much is the application fee? A: $50 per adult. It is charged only when the applicant is moving forward to become a tenant.

Q: How much income do I need? A: At least 3 times the rent for one working adult, or 4 times the rent combined for two working adults.

Q: Can I apply with bad credit? A: Yes. Credit score is not the most important factor. GPM looks most closely at rental history.

Q: Can I see the house in person? A: Most homes have a virtual tour. In-person showings are usually scheduled after you apply.

Q: Do you allow pets? A: Pets are generally not permitted but may be considered case by case.

Information for Current GPM Tenants

Paying rent

Tenants pay rent online through the GPM tenant portal at https://goodpm.appfolio.com/connect, or with cash at approved retail locations such as Walgreens, Walmart, CVS, and Kroger.
Rent is due on the 1st and must be paid by the 5th. Rent is late after the 5th, and the late fee is $50.
GPM does not take credit card or bank account payments over the phone.
For rent payments, balances, and payment arrangements, the collections extension is 203 (Asuu Collins). Collections sends tenants the correct payment details.
Billing and balance calls are returned in morning and afternoon callback batches.

Maintenance requests

For maintenance and repairs, call (601) 300-2050 and use extension 206, the Maintenance Line.
When reporting a repair, have ready: your name, property address, a description of the problem, how long it has been happening, and the best callback number.
Maintenance is coordinated Monday through Friday, 9:00 AM to 4:00 PM Central Time.
Maintenance emergencies are dispatched at any hour, including nights and weekends. Non-emergency requests made after hours are handled the next business day.
Appliances left in a home are offered as a convenience only. Tenants are responsible for providing or replacing appliances that stop working during the lease.

Emergencies

Gas leaks, fire, and flooding are emergencies.

Smell of gas or gas leak: leave the home right away. From outside, call 911 or the gas company. Then call GPM at (601) 300-2050.
Fire: call 911 first. Then call GPM.
Active flooding or a burst pipe: shut off the water to the home if you can safely do it, then call GPM at (601) 300-2050.

After-hours emergencies are dispatched at any hour.

Lease and other questions

Lease questions from current tenants go to the office manager, Elisabeth Barber, at extension 201.
Move-in and HUD questions go to Angel Walton, the leasing and HUD specialist, at extension 204.
Legal, compliance, court, and government questions go to extension 204. GPM staff take a detailed message; GPM does not give legal advice by phone.
Tenants must verify their name and property address before GPM discusses an account.

Common questions

Q: How do I pay my rent? A: Online through the tenant portal at https://goodpm.appfolio.com/connect, or with cash at approved retail locations such as Walgreens, Walmart, CVS, and Kroger.

Q: When is rent due? A: Rent is due on the 1st and must be paid by the 5th. It is late after the 5th, and the late fee is $50.

Q: Can I pay over the phone? A: No. GPM does not take card or bank payments by phone. Use the tenant portal, or call collections at extension 203 for payment details.

Q: How do I check my balance? A: Call (601) 300-2050, extension 203. Billing calls are returned in morning and afternoon batches.

Q: How do I report a repair? A: Call (601) 300-2050, extension 206, the Maintenance Line.

Q: What counts as an emergency? A: Gas leaks or the smell of gas, fire, and flooding.

Q: I smell gas. What do I do? A: Leave the home now and call 911 or the gas company from outside, then call GPM.

Q: Is maintenance available after hours? A: Emergencies are dispatched at any hour. Other requests are handled the next business day.

Move-In Costs, Deposits, and Move-Out

Move-in cost

The cost to move in to a GPM home is the security deposit plus the first month’s rent. The rent and deposit for each home are shown on its listing at https://www.goodpropertymanager.com/houses-for-rent/. Some listings say the deposit is confirmed when you apply.

How the deposit works

Renters apply first. The deposit is paid later, only after the application is approved.
After GPM charges the deposit, the approved renter has 24 hours to pay it. If it is not paid within 24 hours, GPM moves on to the next applicant.
Once the deposit is paid, the home is held for that renter and taken off the market.
The deposit works as a reserve fee. It is nonrefundable as a reserve until move-in. Once the renter moves in, it becomes the regular refundable security deposit under the lease.
The application fee ($50 per adult) is separate from the deposit.

Before moving in

Tenants set up and pay electricity, gas, water, and lawn care, as applicable to the property.
Renters insurance is highly recommended. It is not required.
Appliances may or may not be provided. Appliances left in a home are offered as a convenience only.
Voucher holders work with Angel Walton, the leasing and HUD specialist, at extension 204 on move-in paperwork.
Move-in questions go to extension 204.

Move-out

Move-outs require a 30-day notice. Move-out questions from current tenants go to the office manager, Elisabeth Barber, at extension 201.

Common questions

Q: How much do I need to move in? A: The security deposit plus the first month’s rent.

Q: When do I pay the deposit? A: After you are approved. You have 24 hours to pay it once GPM charges it.

Q: Can I pay a deposit to hold a house before I am approved? A: No. You apply first. The deposit comes after approval.

Q: Is the deposit refundable? A: It is nonrefundable as a reserve until move-in. After you move in, it becomes your regular refundable security deposit under the lease.

Q: What happens after I pay the deposit? A: The home is held for you and taken off the market.

Q: Who do I call about moving in? A: Call (601) 300-2050, extension 204.

Q: How much notice do I need to give before moving out? A: A 30-day notice.

Q: Who do I call about moving out? A: Call (601) 300-2050, extension 201.

Buying and Selling Real Estate With GPM

GPM Sales and Management helps clients buy and sell homes, including investment and rental properties, in the Jackson, Mississippi area.

Sales team

Sales are handled by Tebarek “TJ” Pierce, Sales and Leasing Specialist and Licensed Real Estate Agent. His extension is 202.
GPM Sales and Management is powered by Gene Dent Real Estate. Gene Dent is the broker.
Owner-operator Theo J. Davis is a Realtor.
Inspection and appraisal appointments for sales go to TJ Pierce at extension 202.

Buying a home

The first step to buying a home with GPM is getting pre-qualified.
GPM can connect buyers with lenders it has worked with before.
GPM responds to pre-qualification requests submitted on its website within about 24 hours.

Investment properties

GPM keeps a free Preferred Buyers List of discounted and off-market investment properties in the Jackson area.
Properties are offered first come, first served.
An earnest money deposit is required to secure an offer.
Most investment buyers pay cash. GPM also considers offers from buyers who are pre-approved with a bank and can close quickly.
GPM adds a property acquisition fee to properties it sells to investors.
GPM also offers property management for investment properties buyers purchase.

Selling a home

GPM may make a cash offer on a house or connect the seller with an investor.
GPM does not charge homeowners fees when helping them sell a house quickly for cash.

Common questions

Q: Does GPM sell houses? A: Yes. GPM helps people buy and sell homes and investment properties. Call (601) 300-2050, extension 202, for TJ Pierce.

Q: I want to sell my house. Who do I talk to? A: TJ Pierce, licensed real estate agent, at extension 202.

Q: Does GPM buy houses for cash? A: GPM may make a cash offer or connect the seller with an investor, with no fees to the homeowner.

Q: Do you have investment properties for sale? A: GPM keeps a free Preferred Buyers List of discounted and off-market properties. Properties are first come, first served.

Q: Can I use bank financing? A: Yes, if you are pre-approved and can close quickly. GPM can also connect you with lenders.

Q: Who is GPM’s broker? A: Gene Dent of Gene Dent Real Estate.

Section 8, HUD, and Housing Vouchers at GPM

GPM welcomes Section 8, HUD Housing Choice Vouchers, and other lawful rental assistance. Voucher holders are considered under the same screening criteria as all applicants, in accordance with fair housing laws.

Voucher contact

Voucher, HUD, and Request for Tenancy Approval (RTA) questions go to Angel Walton, the leasing and HUD specialist, at (601) 300-2050, extension 204.

What voucher holders should have ready

The number of bedrooms the voucher is approved for. The bedroom count decides which homes fit.
The housing authority that issued the voucher, for example Jackson Housing Authority or Mississippi Regional Housing Authority.
The complete Request for Tenancy Approval (RTA) packet, if the voucher holder has it.

Priority for voucher holders with a full packet

A voucher holder who already has a complete RTA packet in hand receives priority handling. They can be shown homes right away, without applying first.

Finding a home

All available GPM homes are listed at https://www.goodpropertymanager.com/houses-for-rent/. Voucher holders can look for homes that match the bedroom count on their voucher. The housing authority decides the approved rent amount for each home.

For property owners

GPM’s management service includes handling HUD and housing authority paperwork for voucher tenants.

Common questions

Q: Do you take Section 8? A: Yes. GPM welcomes Section 8 and other housing vouchers.

Q: Do you accept Jackson Housing Authority or Mississippi Regional Housing Authority vouchers? A: Yes. Voucher holders are welcome.

Q: I have my RTA packet. Can I see homes now? A: Yes. Voucher holders with a complete RTA packet get priority and can be shown homes without applying first.

Q: Who do I talk to about my voucher? A: Angel Walton, leasing and HUD specialist, at extension 204.

Q: Do voucher holders have to meet the same requirements? A: Yes. All applicants are considered under the same screening criteria.

Q: Which homes fit my voucher? A: Homes that match your voucher’s bedroom count. See the current list at https://www.goodpropertymanager.com/houses-for-rent/.