About the role
Company Description BlackOak Management Group is a value-add investment team specializing in single-family, multifamily, and retail real estate assets. The organization focuses on identifying underperforming properties and implementing strategies to improve operations, increase cash flow, and enhance long-term value. BlackOak emphasizes disciplined underwriting, hands-on asset management, and strong stakeholder relationships.
Team members collaborate closely to optimize property performance and deliver consistent returns for investors.
Fractional
Director of Operations – Multifamily Property Management
BlackOak Management Group
Location: Remote – U.S.
Based
Preferred
Hours: 10–15 hours per week initially
Compensation: $3,000–$4,000 per month, depending on experience
Type: Fractional / Contract / Long-Term BlackOak Management Group is a growing multifamily property management and investment company overseeing 400+ residential units across Kentucky and Indiana.
We are looking for an experienced Fractional Director of Operations to take ownership of the day-to-day operations of the company and help build a management structure that can operate effectively without constant owner involvement.
This is not a consulting position where you simply provide recommendations. We are looking for an operator.
The successful candidate will work directly with the owner and oversee a team of approximately three office employees and three maintenance employees. The primary objective is to create accountability, establish repeatable systems, improve operational performance, and ultimately allow the owner to step away from the day-to-day management of the business. The owner is currently heavily involved in the daily operation of the company.
We need someone who can step into that role and become the operational leader of the organization.
Your job will be to make sure the team knows:
What needs to be done
Who is responsible
When it needs to be completed
How performance is measured
What happens when something isn't getting done
You will not be expected to personally perform leasing, maintenance, bookkeeping, or administrative work.
Instead, you will manage the people and systems responsible for those functions.
The goal is simple
The owner should be able to step away from the day-to-day operation and know that the business is being managed properly. Key Responsibilities
• Lead Day-to-Day Operations
Take ownership of the company's daily operational activities
Serve as the primary operational leader between the owner and staff
Coordinate the office and maintenance teams
Identify operational problems before they reach the owner
Establish priorities and make sure they are executed
Resolve routine operational issues without unnecessary owner involvement
Escalate only issues that genuinely require ownership-level decisions 2. Manage and Hold Staff Accountable
Directly oversee approximately six employees across office and maintenance functions.
Responsibilities include
Weekly staff meetings
Individual accountability
Assigning responsibilities
Establishing deadlines
Reviewing performance
Following up on incomplete work
Coaching employees
Identifying performance problems
Recommending staffing changes when necessary
Creating a culture of accountability
We are looking for someone who is comfortable saying:
"This needs to be done by Friday, and I'm going to follow up on Friday." 3. Establish and Manage KPIs
Develop and maintain a simple operational scorecard.
Key metrics may include
Leasing
Occupancy
Available units
Days vacant
Applications
Conversion rates
Leasing velocity
Renewal rates
Collections
Delinquency
Collections percentage
Outstanding balances
Eviction activity
Maintenance
Open work orders
Average completion time
Turnaround time
Work orders per property
Maintenance cost per unit
Vendor performance
Operations
Staff productivity
Resident complaints
Outstanding tasks
Unit turns
Vendor issues
Overall property performance The Director of Operations will review these metrics regularly and take action when performance falls below expectations.
• AppFolio Oversight
BlackOak uses AppFolio as its primary property management platform.
You will be responsible for ensuring that the team is properly using AppFolio and following established processes.
This includes
Workflow accountability<