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Keith Howard, Content Manager at PAMContent Manager · PAM Blog

Keith Howard

Keith Howard leads investor education at Performance Asset Management and brings 17 years of professional writing experience. PAM's analytical posts on lease renewals, CapEx planning, CMA reports, IRR projections and the rent-versus-sell decision are written under his direction, with one goal: answering the questions real investors ask.

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What Wisconsin Law Says About Tenant vs. Landlord Maintenance Duties
Property Management

What Wisconsin Law Says About Tenant vs. Landlord Maintenance Duties

Jim Miller once found himself cleaning dusty, secondhand HVAC ductwork instead of pushing back on his landlord. Here's what Wisconsin law actually requires landlords and tenants to handle, and what happens when a repair doesn't get made.

Keith Howard·September 23, 2026·6 min
4 Tips to Prepare for Winter Emergencies in Milwaukee
Property Management

4 Tips to Prepare for Winter Emergencies in Milwaukee

When temperatures dropped below 20°F for eight straight days, PAM got 47 frozen pipe calls in one winter. Here's the plan Jim Miller now uses to protect Milwaukee rental properties before the cold hits, and the vendor and communication systems that turn a burst pipe into a quick fix instead of a five-figure repair.

Keith Howard·September 18, 2026·5 min
Should I Furnish My Milwaukee Rental Property? Weighing the Risks
Property Management

Should I Furnish My Milwaukee Rental Property? Weighing the Risks

Considering furnishing your rental property? Explore the advantages and disadvantages of both furnished and unfurnished rentals.

Keith Howard·September 16, 2026·5 min
What Is a Typical Rental Application Fee in Milwaukee, Wisconsin?
Property Management

What Is a Typical Rental Application Fee in Milwaukee, Wisconsin?

Are you interested in working with a property management company in Milwaukee, WI? If so, you may want to learn about application fees.

Keith Howard·September 11, 2026·4 min
The Future of Milwaukee Property Management: Jim Miller & PAM
Property Management

The Future of Milwaukee Property Management: Jim Miller & PAM

Resident placement sits at 97.2%. Lease renewal sits at 88.76%. Here's the founding story behind those numbers and what makes PAM different from other Milwaukee property managers.

Keith Howard·September 8, 2026·4 min
Which Milwaukee Neighborhoods Fit Your Investment Goals in 2026
Property Management

Which Milwaukee Neighborhoods Fit Your Investment Goals in 2026

The real estate investing game is an exciting one, especially when you invest in a hot area. These are the Milwaukee, neighborhoods you should pay attention to.

Keith Howard·September 4, 2026·4 min
What Are the Penalties for Renting an Illegal Apartment in Wisconsin?
Property Management

What Are the Penalties for Renting an Illegal Apartment in Wisconsin?

Understand the severe legal and financial repercussions of renting illegal apartments in Wisconsin. Learn what constitutes an illegal unit, from zoning violations to safety hazards.

Keith Howard·August 31, 2026·5 min
What Realtors Earn Beyond Referral Fees: 1099 Property Management Work
Property Management

What Realtors Earn Beyond Referral Fees: 1099 Property Management Work

How Can Realtors Earn 1099 Income From a Property Manager? Performance Asset Management (PAM) pays realtors, as 1099 vendors, to run leasing showings and property inspections. Experienced southeastern Wisconsin real estate agents typically know PAM offers a referral fee. But few know showing a rental or snapping inspection photos can turn into a bigger check, earning 1099 income beyond the $500 re

Keith Howard·August 27, 2026·4 min
What the Private Credit Pressure Means for Wisconsin Property Investors
Property Management

What the Private Credit Pressure Means for Wisconsin Property Investors

What Happened to BlackRock and Morgan Stanley's Funds? BlackRock and Morgan Stanley both limited investor withdrawals in 2026 after redemption requests exceeded their existing quarterly limits, according to fund disclosures and reporting from major news publications which surfaced earlier this year. Property investors know that tighter liquidity and changing credit conditions can impact the availa

Keith Howard·August 24, 2026·4 min
What Rent Concessions and Deposit Alternatives Cost Property Investors
Property Management

What Rent Concessions and Deposit Alternatives Cost Property Investors

What Are Rent Concessions and Deposit Alternatives, and How Common Are They in Wisconsin Leasing? It's common for property managers to review the monthly budgets of potential residents. For example, one southeastern Wisconsin applicant would have had a $150 utility bill, a $100 phone bill, $250 a week for food, no car payment, and no health expenses. After paying rent, that person would have $150

Keith Howard·August 21, 2026·6 min
What Happens to Wisconsin Leases If Investors Switch Property Managers
Property Management

What Happens to Wisconsin Leases If Investors Switch Property Managers

What Happens to Lease Terms When Property Investors Switch Managers in Wisconsin? Taking over a duplex in Milwaukee County mid-lease means opening up the file on residents and finding “three or four evictions" and stacks of “property judgments,” along with an estimated $15,000 to $30,000 in damages that a placement made by a previous manager caused.

Keith Howard·August 17, 2026·5 min
How Wisconsin Property Investors Access Cash-Out Refinancing Tax-Free
Property Management

How Wisconsin Property Investors Access Cash-Out Refinancing Tax-Free

What Is a Cash-Out Refinance, and Why Isn't It Taxed Like a Sale? Buying a property at a 2.75% interest rate might seem like a fairy tale in many parts of America. But picture locking in that rate in 2013 and sitting on it today, with 18 years on a mortgage. Refinancing means giving up that rate, since the new loan is priced at today's market. And it also offers two things selling doesn't: no taxa

Keith Howard·August 13, 2026·6 min
How Wisconsin Investors Avoid Capital Gains Tax on Inherited Property
Property Management

How Wisconsin Investors Avoid Capital Gains Tax on Inherited Property

What Is Step-Up in Basis and Why Does It Matter for Rental Investors? Imagine buying a rental in southeastern Wisconsin in your forties for $200,000, and after 20 years, it’s worth $600,000. Selling it next year means paying capital gains tax on the $400,000 gain. But letting a family member inherit it means they could sell the same property the day after your death and owe nothing. That’s Step-Up

Keith Howard·August 10, 2026·5 min
FTC's $24M Greystar Settlement: What Wisconsin Property Investors Should Know
Property Management

FTC's $24M Greystar Settlement: What Wisconsin Property Investors Should Know

What Did the FTC's Lawsuit Against Greystar Allege? When the Federal Trade Commission (FTC) alleged that Greystar advertised low base rent but disclosed mandatory, hidden fees only after tenants paid, it surprised some managers. But Performance Asset Management (PAM) Owner Jim Miller saw it coming. “I’m just like, what?” was his reaction to learning a competitor charged new tenants a $500 move-in

Keith Howard·August 6, 2026·5 min
When a Vendor Doesn't Deliver: A Checklist for Property Investors
Property Management

When a Vendor Doesn't Deliver: A Checklist for Property Investors

Two vendor cases, one now in federal court, reveal the same pattern: marketing promises that don't survive a signed contract. Here's what to verify before any vendor touches your property.

Keith Howard·August 3, 2026·5 min
Should You Hire a Property Manager for Out-of-State Wisconsin Rentals?
Property Management

Should You Hire a Property Manager for Out-of-State Wisconsin Rentals?

Owning a Wisconsin rental 2,000 miles away is different than owning one down the street, and the difference shows up fast. Here's the three-question framework out-of-state investors should run before hiring a property manager.

Keith Howard·July 30, 2026·5 min
How PAM Built a Lease Renewal Process That Works (After One Didn't)
Property Management

How PAM Built a Lease Renewal Process That Works (After One Didn't)

See how PAM fixed a failed lease renewal system to protect Southeastern Wisconsin investors from surprise vacancies and lost NOI.

Keith Howard·July 23, 2026·4 min
Four PAM Systems Protecting Rental Income for Wisconsin Investors
Property Management

Four PAM Systems Protecting Rental Income for Wisconsin Investors

Missed rent, fraud, payment risk, lease disputes — each can cost $1,500–$8,000. See the four systems PAM uses to protect Wisconsin investors every month.

Keith Howard·July 21, 2026·5 min
What Is IncomeEx and How Does It Affect a Rental Property's NOI?
Property Management

What Is IncomeEx and How Does It Affect a Rental Property's NOI?

IncomeEx isolates the condition issues quietly capping your rent. See how PAM separates it from CapEx to protect NOI and long-term asset value.

Keith Howard·July 16, 2026·4 min
PAM Investor Onboarding: What Actually Happens Behind the Scenes
Property Management

PAM Investor Onboarding: What Actually Happens Behind the Scenes

One pricing mistake cost a PAM investor two months of rent. See the real onboarding process, from signed contract to leased property.

Keith Howard·July 14, 2026·6 min
Lease Breaks vs. Evictions: What Wisconsin Investors Need to Know
Property Management

Lease Breaks vs. Evictions: What Wisconsin Investors Need to Know

Lease break or eviction? See how each affects your Wisconsin rental's timeline, costs, and bottom line — and how to reduce eviction risk.

Keith Howard·July 10, 2026·5 min
Human Connection in Wisconsin Leasing: PAM's Humanation Approach
Property Management

Human Connection in Wisconsin Leasing: PAM's Humanation Approach

See how PAM blends automation and human support during leasing and learn how Wisconsin investors can test for it before hiring a property manager.

Keith Howard·July 7, 2026·4 min
Month-to-Month vs. Annual Leases: Why the Math Favors Yearly
Property Management

Month-to-Month vs. Annual Leases: Why the Math Favors Yearly

See why Wisconsin investors get burned by month-to-month leases: real enforcement data, a Milwaukee rent-hike case, and why annual leases protect NOI.

Keith Howard·July 3, 2026·4 min
The PAM Resident Screening Checklist: A 99.5% Eviction Avoidance Rate
Property Management

The PAM Resident Screening Checklist: A 99.5% Eviction Avoidance Rate

Learn how Performance Asset Management screens rental applicants using an 8-step resident screening checklist designed to reduce eviction risk and protect investor NOI.

Keith Howard·June 30, 2026·5 min
NOI Alignment: How to Evaluate a Property Manager's Fee Structure
Property Management

NOI Alignment: How to Evaluate a Property Manager's Fee Structure

Learn how NOI alignment exposes hidden property management fees in Wisconsin. Compare fee structures, avoid junk fees, and use three metrics to protect your returns.

Keith Howard·June 26, 2026·6 min
Vacancy vs. Back-to-Back Rentals: Why the Gap Costs More Than You Think
Property Management

Vacancy vs. Back-to-Back Rentals: Why the Gap Costs More Than You Think

Vacancy is the result of two processes, either working or failing. Learn how the 60-day lease renewal rule and standards-based resident placement protect your annual NOI.

Keith Howard·June 22, 2026·6 min
Koble v. Marquardt: A Guide for Wisconsin Rental Property Owners
Property Management

Koble v. Marquardt: A Guide for Wisconsin Rental Property Owners

The Wisconsin Supreme Court reversed the Koble v. Marquardt ruling on June 5, 2026 — but buried in that decision is a direct threat to investors using property managers that charge junk fees. Here's what it means for your lease.

Keith Howard·June 19, 2026·5 min
Koble v. Marquardt: What the 2026 Ruling Means for Property Investors
Property Management

Koble v. Marquardt: What the 2026 Ruling Means for Property Investors

The Koble v. Marquardt ruling held that the Wisconsin Consumer Act does not apply to residential leases and that double damages require proven financial harm. What it means for Wisconsin investors and what to do next.

Keith Howard·June 16, 2026·5 min
How Overpricing a Rental Property Hurts Wisconsin Investors
Property Management

How Overpricing a Rental Property Hurts Wisconsin Investors

Overpricing a rental by $50 can cost Wisconsin investors 10–25% of annual NOI. Learn the four sources of pricing misinformation, the real math behind vacancy costs, and how PAM's three-layer pricing process maintains a 98.5% occupancy rate across southeastern Wisconsin.

Keith Howard·June 12, 2026·6 min
What Does a Bad Resident Placement Actually Cost Wisconsin Investors?
Property Management

What Does a Bad Resident Placement Actually Cost Wisconsin Investors?

Bad resident placement costs southeastern Wisconsin investors $4,500–$7,500 per eviction event across four cost categories. Learn what drives those numbers and how to avoid them.

Keith Howard·June 9, 2026·5 min
Green and Red Flags: How Wisconsin Investors Can Evaluate Property Managers
Property Management

Green and Red Flags: How Wisconsin Investors Can Evaluate Property Managers

Learn how to identify green and red flags in a property manager's resident placement process before signing a management agreement in Southeastern Wisconsin.

Keith Howard·June 5, 2026·6 min
What Is Variable Expense Ratio and How Does It Affect Your NOI?
Property Management

What Is Variable Expense Ratio and How Does It Affect Your NOI?

Wisconsin landlords who don't track variable expense ratio risk losing 75% of their NOI from a single 3% expense increase. Here's what to measure and why.

Keith Howard·June 2, 2026·5 min
How Does PAM Measure Lease Renewal Rate and Why Does It Matter?
Property Management

How Does PAM Measure Lease Renewal Rate and Why Does It Matter?

PAM's lease renewal rate is 88.76%, which is nearly 2x the national average. See what that number means for your southeastern Wisconsin portfolio.

Keith Howard·May 28, 2026·4 min
How Does PAM Measure Occupancy Rate for Wisconsin Rental Properties?
Property Management

How Does PAM Measure Occupancy Rate for Wisconsin Rental Properties?

PAM targets a 98.5% occupancy rate. Here's how Wisconsin investors should measure occupancy rate and why days on market can mislead you.

Keith Howard·May 26, 2026·5 min
Resident Screening in Wisconsin: How PAM Measures Placement Success
Property Management

Resident Screening in Wisconsin: How PAM Measures Placement Success

PAM screens residents using net income, 24-month payment history, and bank balance. Here's how PAM measures placement success and what Wisconsin investors should ask.

Keith Howard·May 21, 2026·7 min
How Realtors Can Evaluate Property Managers Before Making Referrals
Property Management

How Realtors Can Evaluate Property Managers Before Making Referrals

The right property manager can save investors $11,000 over 10 years. Here's the evaluation framework realtors should use before making referrals.

Keith Howard·May 19, 2026·7 min
Property Management for Realtors: How the Right Partner Protects Your Clients
Property Management

Property Management for Realtors: How the Right Partner Protects Your Clients

Realtors: discover how the right property management partner protects your investor clients, reduces turnover costs, and secures your future referral business.

Keith Howard·May 14, 2026·7 min
Wisconsin Property Manager Scorecard: A Guide for Investors
Property Management

Wisconsin Property Manager Scorecard: A Guide for Investors

Learn how Wisconsin property investors use four key metrics: lease renewal rate, resident placement score, occupancy rate, and variable expense ratio to evaluate property managers and protect returns.

Keith Howard·May 12, 2026·6 min
Renting vs. Selling: Which Path Delivers the Best Long-Term ROI?
Property Management

Renting vs. Selling: Which Path Delivers the Best Long-Term ROI?

Compare renting or selling your property using IRR, cash flow analysis, and long-term ROI. Make the right decision for your investment.

Keith Howard·May 8, 2026·6 min
What Lease Renewal Rates Really Cost Wisconsin Investors
Property Management

What Lease Renewal Rates Really Cost Wisconsin Investors

Every tenant turnover costs Wisconsin investors nearly $5,000. Learn how lease renewal rates impact your long-term returns, what separates top property managers, and the five questions you should ask before hiring one.

Keith Howard·May 7, 2026·6 min
CapEx Planning for Rentals: How Investors Can Forecast Costs and Risk
Property Management

CapEx Planning for Rentals: How Investors Can Forecast Costs and Risk

Should you repair or replace that furnace? Discover how data-driven CapEx planning helps rental property investors make financially defensible decisions and protect long-term returns.

Keith Howard·May 5, 2026·6 min
Declining Rent Trends Across America: What Investors Should Know
Property Management

Declining Rent Trends Across America: What Investors Should Know

Rents are declining in key U.S. markets — but not everywhere. Learn why and how to protect your rental income in 2026.

Keith Howard·April 30, 2026·6 min
What Should Investors Expect from Property Management Pricing?
Property Management

What Should Investors Expect from Property Management Pricing?

Curious how property management pricing works? Discover what fees include, extra costs, and how to measure ROI for your rental properties.

Keith Howard·April 27, 2026·7 min
What Is Humanation in Property Management? Automation and Human Support
Property Management

What Is Humanation in Property Management? Automation and Human Support

PAM's humanation model helps Southeastern Wisconsin landlords reduce vacancies, stabilize rent collection, and retain residents — by pairing automation with real human follow-through.

Keith Howard·April 23, 2026·5 min
What a Property Inspection Actually Delivers to Investors
Property Management

What a Property Inspection Actually Delivers to Investors

Most inspections tell you what's wrong. PAM's CapEx and IncomeEx reports tell you what it will cost and what it could earn — delivered within 48 hours.

Keith Howard·April 21, 2026·5 min
How CMA Reports Help Investors Reduce Vacancy and Maximize Profits
Property Management

How CMA Reports Help Investors Reduce Vacancy and Maximize Profits

Learn how CMA reports help Wisconsin rental investors reduce vacancy, set competitive rents, and make data-driven decisions. Explore PAM's proven process.

Keith Howard·April 15, 2026·6 min
What Is an IRR Calculator — and How Can It Help Wisconsin Property Investors?
Property Management

What Is an IRR Calculator — and How Can It Help Wisconsin Property Investors?

Wisconsin real estate investors: Learn how an IRR calculator measures long-term returns, compares deals, and helps you build smarter investment strategies.

Keith Howard·April 13, 2026·5 min
Best Milwaukee Property Management Companies for Investors
Property Management

Best Milwaukee Property Management Companies for Investors

Compare Milwaukee property management companies for investors. Find the right fit to reduce fees, improve processes, and boost rental ROI.

Keith Howard·April 11, 2026·6 min
Is Property Management Worth It? What Wisconsin Investors Get for the Fee
Property Management

Is Property Management Worth It? What Wisconsin Investors Get for the Fee

Is property management worth it? Learn how PAM helps Wisconsin investors reduce vacancies, improve cash flow, and protect rental property performance.

Keith Howard·April 8, 2026·6 min
The Hidden Cost of Trusting Automated Rent Estimates in Wisconsin
Property Management

The Hidden Cost of Trusting Automated Rent Estimates in Wisconsin

DIY rent estimators are fast but often inaccurate. Find out why Wisconsin investors benefit from PAM’s professional inspections and CMAs.

Keith Howard·April 7, 2026·5 min
Why "Renting As-Is" Costs Investors Thousands in Vacancy Loss
Property Management

Why "Renting As-Is" Costs Investors Thousands in Vacancy Loss

How much rent can you charge in Southeastern Wisconsin? Learn how to price your rental for top dollar without risking vacancy or lost income.

Keith Howard·April 3, 2026·4 min
Does Carpet Actually Lower Rent? Flooring Mistakes That Cost Investors
Property Management

Does Carpet Actually Lower Rent? Flooring Mistakes That Cost Investors

Does carpet lower rent in Wisconsin? Learn how flooring choices impact rental pricing, vacancy risk, and long-term returns for investors.

Keith Howard·April 2, 2026·4 min
How to Price a Wisconsin Rental Property: Tips for Investors
Property Management

How to Price a Wisconsin Rental Property: Tips for Investors

Wondering how to price a Wisconsin rental property? Learn smart rent pricing strategies, avoid vacancy, and align with market demand in Southeastern WI.

Keith Howard·March 30, 2026·5 min
Renting vs. Selling Property: Which Choice is Right for Me?
Property Management

Renting vs. Selling Property: Which Choice is Right for Me?

Meta description: Should you rent or sell your property? Learn how cash flow, IRR, CapEx, taxes, and market timing impact long-term investor returns.

Keith Howard·March 27, 2026·5 min
What Will It Cost to Make My Property Rent-Ready? A No-Fluff Breakdown
Property Management

What Will It Cost to Make My Property Rent-Ready? A No-Fluff Breakdown

What does it cost to get a property rent-ready in Wisconsin? Discover turnover expenses, labor breakdowns, and how to avoid costly vacancy delays.

Keith Howard·March 25, 2026·5 min
Rent-Ready vs. Move-In-Ready: What Property Investors Need to Know
Property Management

Rent-Ready vs. Move-In-Ready: What Property Investors Need to Know

Rent-ready vs. move-in-ready: Discover how property standards impact tenant satisfaction, lease renewals, maintenance costs, and ROI.

Keith Howard·March 23, 2026·5 min
Investor Onboarding at PAM: What to Expect and Why It Matters
Property Management

Investor Onboarding at PAM: What to Expect and Why It Matters

Investor onboarding at PAM: learn the process, risks identified, and how alignment, data, and strategy protect rental property performance from day one.

Keith Howard·March 20, 2026·6 min
How Does Performance Asset Management Handle Vacancy?
Property Management

How Does Performance Asset Management Handle Vacancy?

Vacancy can quietly drain your investment returns. See how Performance Asset Management actively manages vacancy using data, pricing strategy, and market signals to keep units filled and income stable.

Keith Howard·March 18, 2026·5 min
What Investors Need to Know About PAM's Costs and Fees
Property Management

What Investors Need to Know About PAM's Costs and Fees

What do property management fees actually cover? See how Performance Asset Management analyzes costs, turnover, and maintenance to help rental investors protect long-term returns.

Keith Howard·March 16, 2026·5 min
How Does Performance Asset Management Handle Property Maintenance?
Property Management

How Does Performance Asset Management Handle Property Maintenance?

How does Performance Asset Management handle property maintenance? Learn its strategy for vendors, repairs, cost control, and long-term asset protection.

Keith Howard·March 13, 2026·5 min
Why Investors Choose PAM for Transparent Property Management Communication
Property Management

Why Investors Choose PAM for Transparent Property Management Communication

Why investors choose PAM: transparent property management communication, structured reporting, and reliable response policies in Southeastern Wisconsin.

Keith Howard·March 11, 2026·5 min
What Is Performance Asset Management’s Leasing Policy?
Property Management

What Is Performance Asset Management’s Leasing Policy?

Explore how PAM’s leasing policy improves rental property ROI by focusing on resident performance, stable occupancy, and disciplined pricing in Southeast Wisconsin.

Keith Howard·March 10, 2026·5 min
What Is Performance Asset Management’s Resident Placement Criteria?
Property Management

What Is Performance Asset Management’s Resident Placement Criteria?

Bad tenants can cost Wisconsin landlords $5,000–$25,000+. Discover the resident screening criteria PAM uses to protect your cash flow and property value.

Keith Howard·March 6, 2026·5 min
What Guarantees Does Performance Asset Management Offer?
Property Management

What Guarantees Does Performance Asset Management Offer?

Property management guarantees explained. Learn how Performance Asset Management protects investors with resident placement, same-day service, and data-driven reporting.

Keith Howard·March 4, 2026·5 min
Investor-Aligned Property Management: Maximizing Returns and Transparency
Property Management

Investor-Aligned Property Management: Maximizing Returns and Transparency

Investor-aligned property management focuses on transparency, performance, and data-driven decisions. Discover how PAM helps investors maximize returns and cash flow.

Keith Howard·March 2, 2026·4 min
How Much Does Performance Asset Management Cost Investors?
Property Management

How Much Does Performance Asset Management Cost Investors?

What does property management cost in Wisconsin? See PAM’s pricing structure, included services, and how performance-based fees protect investor returns.

Keith Howard·February 28, 2026·6 min
Property Management Contracts: Why Flexible Agreements Benefit Investors
Property Management

Property Management Contracts: Why Flexible Agreements Benefit Investors

Learn how flexible property management contracts benefit Wisconsin real estate investors. Discover contract length options, termination policies, fees, and risk protection with PAM’s one-day notice agreements.

Keith Howard·February 25, 2026·6 min
What Type of Investor Works Best with a Property Management Company?
Property Management

What Type of Investor Works Best with a Property Management Company?

Not all investors are the same. See which types benefit most from professional property management and how to align for long-term rental success.

Keith Howard·February 23, 2026·6 min
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