Is Your Property Management Software Delivering Quality Leads?

Is Your Property Management Software Delivering Quality Leads?

[vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521226682387{padding-top: 25px !important;padding-bottom: 25px !important;}” z_index=””][vc_column][vc_column_text]Multifamily property managers often wonder if there are web tools or software they can use to better generate or manage quality leads. We talked to some seasoned leasing pros to see what tools they use to get the best leads possible, at all stages of the apartment shopping process.

 

As a property manager, you’ve probably invested a fair amount of time into property management software and online marketing. And if you’re using the right tools, your website is not just for pretty pictures and floorplans. It also has the ability to engage with customers and transform curious apartment seekers into bona fide leads.

 

So how do you know if you’re partnering with the right company? It’s all about whether or not your property management software is delivering quality leads.[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237406917{padding-top: 15px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text css=”.vc_custom_1531361483112{padding-bottom: 25px !important;}”]

What is a Quality Lead?

[/vc_column_text][vc_column_text]Generally, one might assume that “ready to buy” is the most vital component of a “quality lead.” But if a visitor is interacting with your website, perhaps even filling out contact forms and including a phone number and price range, they may still be a year away from ending their current lease.

 

Derek Hoover, leasing manager at TWG Management, LLC in Indianapolis, elaborated on how confusing this can sometimes be. “Shoppers who are just starting their journey are looking for the most information as possible,” he says. “They’ve thought about the questions and thought about the answers, but that doesn’t mean they’re ready to sign.” Englert Management property manager, Beth Roberts also agreed with this sentiment, saying “People who give you the most information are sometimes the ones who are looking the furthest out.”

 

Though not every apartment hunter is going to be ready to lease the second they see your multifamily property website, it’ll still be quite beneficial to gather information on their wants, needs and lifestyle. The more information you have on a prospective resident, the more likely you’ll transform a casual window shopper into an intrigued and informed buyer, even months down the line.

 

“What I want is the most information they’re willing to give me,” Hoover says. “A quality lead gives specific details as to what they’re looking for, so we can actually have things prepared when they or we reach back out, instead of having to ask questions again to get all that information.”[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237414253{padding-top: 15px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text css=”.vc_custom_1531361507900{padding-bottom: 25px !important;}”]

What Web Tools and Software Deliver Leads?

[/vc_column_text][vc_column_text]Quality multifamily leads are all about renter information, both in terms of quality and quantity. But even the best-looking lead might not be only reaching out to you. “If someone is filling out a guest card, they’re not just doing it for me.

 

They’re doing it for twenty other apartments,” Hoovers says. Roberts agreed, but observed that often, filling out the guest card gives room for certain audiences to express details about their situation that can help property managers fit their needs better.

 

Robert has also received  good responses to the new 3D floorplans Englert implemented on their websites. Like a model home or unit, the floorplans have small icons of “staged” furniture to help shoppers visualize what the apartment would look like furnished, even before they see the space themselves. “Getting many good pictures of the interior to help them visualize is essential,” Robert adds.

 

As customers engage with your site, they can and should be given the opportunity to not just learn more about your property, but to learn more about what they want and need.[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237423302{padding-top: 25px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text]Hoover noted that while many apartment websites are simply “floor plans, pictures, and a phone number,” the standouts in the industry feature more personalized experiences, for both for the visitor and the property manager.

 

“Having a more interactive website is just far more helpful.”

 

“Many sites allow potential renters to schedule a tour or find out if they qualify. But the more you’re providing people the tools to find the answers on their own, the longer they’re on your website, and the more likely they are to stay interested.

 

“We use PERQ [at TWG Management, LLC], and they’re able to create quizzes that have very specific, unordinary questions, like ‘Are you looking for the finer things in life?’ or ‘Do you want to spend more money on fun or necessities?’ which increases the shopper’s curiosity, and also their sense that we are interested in them as people — which of course, we are,” Hoover said.

 

Capturing a ready lead in the housing market can be a nuanced and complicated puzzle. However, the right property management software can help you get more qualified and engaged leads from your website.

 

From virtual tours, to quizzes, to 3D floorplans and pre-qualifying calculators, lead generation software for property managers is making great use of the web technology available today.[/vc_column_text][/vc_column][/vc_row]

Press Release: 76% of Consumers Visiting Multifamily Websites are Deep in “Research Phase,” Yet Many Property Management Companies Are Ignoring Them

[vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern”][vc_column][vc_column_text]Analysis from PERQ reveals that rental prospects who are welcomed to a website and asked online questions about their lifestyle needs, and offered interactive tools, engage more deeply and are more likely to schedule property tours.[/vc_column_text][vc_empty_space][vc_column_text]Indianapolis, IN – March 18, 2019– The majority of consumers visiting property management websites are engaged in extensive research and are 90 days from being ready to rent, according to new data from tens of thousands of consumers on multifamily websites. The data, which was gathered and analyzed by PERQ[1], has significant implications for the many multifamily websites that offer a single point of interaction on their websites and aren’t engaging valuable potential prospects by showing off the property’s unique amenities, surrounding community, or giving them tools to help them in their search online.

 

PERQ, who are experts in online consumer engagement and behavior, found that while 45% of these consumers are deep in the research phase, and 31% want to sign a lease in 30 days, only 25% are ready to make a decision within two weeks. So, websites that are not distinguishing where a visitor is in his/her research journey, and are failing to gather data on visitors’ specific needs, run the risk of losing those rental prospects. While most multifamily websites offer a basic ‘contact us’ lead form as the only direct interface with website visitors, this research demonstrates that increasing those points of contact — by enabling visitors to choose the right floor plan, explore the local community and calculate average monthly costs — increases the likelihood of scheduling a property tour and, ultimately, signing a lease.

 

“Today’s average renters are not only more tech-savvy, which means they demand much more of the websites they spend time on, but they are also more likely to be ‘lifestyle renters’ who are renting out of preference versus necessity — factors that indicate that the more a multifamily website can showcase its property and engage with each individual consumer, the more comfortable that consumer will be about scheduling a tour,” said Andy Medley, CEO and co-founder of PERQ.[/vc_column_text][vc_empty_space][vc_single_image image=”30712″ img_size=”full” alignment=”center” qode_css_animation=””][vc_empty_space][vc_column_text]PERQ’s data also reveals that, of rental prospects who scheduled tours on multifamily websites, 72% also interacted with the site in another way, increasing the length of engagement on the site to an average of 12 minutes and 41 seconds.

 

Nolan Real Estate, a management company with properties in Illinois, Kansas, Missouri and Texas, is experiencing improvement as a result of amping up engagement on their websites. “If a prospect engages with multiple experiences, we are winning the hardest part of the digital battle,” says Caleb Bartlett, Digital Sales and Media Manager with Nolan. “We have increased the likelihood of them taking that next step in the sales cycle.”

 

Key Multifamily Online Consumer Data

  • 45% are in research mode – 90 days before they are ready to rent
  • 31% are ready to move in a month
  • 25% want to make a decision within two weeks
  • Websites offering multiple consumer interactions report a 3X lift in the time consumers spend on site
  • 72% of consumers that scheduled tours, also used other tools and assessments online
  • Websites that interact with consumers are 6X more likely to convert traffic into a tour

 

Until now, property management companies have had few options to engage these research-driven consumers on their websites beyond a costly re-architecture of their website. But new tools like PERQ’s AI-driven, interactive experiences – which can be activated in 45 days or less with a single line of code – are enabling them to create a more engaging, personalized and interactive Amazon-like shopping experience that lets consumers view floorplans, check out community amenities, calculate average rental costs and more – all while asking key questions that guide them with relevance along their rental journey and into the leasing office. At the same time, it enables property managers to gather important data to fuel a more effective engagement when prospects come into the leasing office. The software is also able to identify consumers wherever they access the website so, if they used a desktop for their initial search and then switched to a smartphone and back again, multifamily websites powered by PERQ can continue a personalized dialog, never repeating experiences or asking questions twice.[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern”][vc_column][vc_empty_space][vc_column_text]About PERQ

Founded in 2001, PERQ (www.perq.com) solutions are used by more than 1,000 businesses in the home furnishing, auto retail and multifamily industries. PERQ’s artificial intelligence-powered digital marketing software helps clients better engage with consumers, capturing unique user data that is leveraged in personalized marketing campaigns to increase conversion and sales. PERQ’s brands have been named to the Inc. 500 Fastest Growing Companies in America list on three separate occasions. PERQ won the Gold Stevie® Award for lead generation software and Product of the Year in the Big Business Awards (2017). In 2018, the company won the Gold Stevie® Award for Entrepreneur: Founding Team of the Year and a Best in Biz Silver Award for Fastest-Growing Company of the Year – Medium. PERQ has also been named on the Indy Star Top Workplaces three years in a row (2016, 2017, 2018). 

 

PERQ Media Contacts

Melanie Webber, mWEBB Communications, melanie@mwebbcom.comor 424-603-4340
Cassandra Cavanah, mWEBB Communications, Cassandra@mwebbcom.comor 818-397-4630[/vc_column_text][vc_empty_space][/vc_column][/vc_row]

How Property Managers Can Appeal to Millennial Renters

How Property Managers Can Appeal to Millennial Renters

[vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521224734716{padding-bottom: 25px !important;}” z_index=””][vc_column][vc_column_text]It’s pretty common to hear people blaming the millennial generation for “killing off” various industries. Throughout every decade, there’s always been a younger generation that has encountered some sort of criticism. After all, younger generations (regardless of decade) grown up surrounded by newer forms of technology that make their lives easier. These shortcuts are often viewed by older generations as “lazy,” and therefore, they’re viewed as “entitled.”[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521224734716{padding-bottom: 25px !important;}” z_index=””][vc_column][vc_column_text]Regardless of how people feel, it’s only natural for Millennials to  expect newer forms of technology (smartphones, laptops, tablets, etc.) to improve every aspect of their lives —  whether they’re driving, working, or shopping.

 

When it comes to apartment hunting, Millennials want the same quick, ease of access they’ve come to expect. They want to find the right information from rental properties quickly and easily. Considering the majority of your prospective renters will likely be Millennials, your rental property website should cater to them. Here’s how:[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237414253{padding-top: 15px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text css=”.vc_custom_1531792181473{padding-bottom: 25px !important;}”]

Have A Clear And Uncluttered Layout

[/vc_column_text][vc_column_text]It shouldn’t come as a surprise that millennials will likely start looking for apartments online. Jordan Corrigan, a 34-year-old recent apartment hunter in Rochester, Minnesota, confirmed that the web is the number one place to find rental listings, as well as anything else he may need to purchase.

 

Cluttered and confusing layouts will look untrustworthy or give off an out-of-date vibe. Make sure that your site has an easy-to-understand display with menus and navigation that makes sense.

 

“Cluttered and confusing layouts will look untrustworthy or give off an out-of-date vibe.”

 

A poorly laid out website might have some younger residents running for the hills.ls.In the past, Corrigan has had difficult with different websites, especially when jumping from platform to platform, being left uncertain of where to click to find the next bit of info.

 

“Some (websites)  list the information in one place, others might only show a little bit of info.” Corrigan says.  It’s hard to find a resource that has all your housing options in one place. You have to look all over to find the information you need.”[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237423302{padding-top: 25px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text css=”.vc_custom_1531792279576{padding-bottom: 25px !important;}”]

Make Information Easy To Find

[/vc_column_text][vc_column_text]If a millennial is used to being able to find the closest Thai restaurant or best nearby in a few seconds, they’re going to get fed up if they’re unable to locate basic apartment information like price or floorplans. Corrigan was recently seeking out apartments online and had a frustrating experience for this very reason.

 

“I’d like to be able to see the inside of it easily without having to physically go there,” he said. “I want to know the layout and the condition of the property before I decide to head in for a tour. I also want to easily find the basic information: floor plan, square footage, amenities, and price. I shouldn’t have to search around for that.”

 

Aside from basic efficiency, one reason millennials may desire easy-to-find information may come from an inherent distrust of brands. A study performed by the McCarthy Group says that 84 percent of millennials do not have faith in traditional advertising. They see businesses as misleading and untruthful, so any difficulty they have in locating basic apartment details may come off as a ploy to deceive them.[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern”][vc_column][vc_column_text][/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237406917{padding-top: 15px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text css=”.vc_custom_1531792286939{padding-bottom: 25px !important;}”]

Go Mobile

[/vc_column_text][vc_column_text]This is the generation of swipe. No longer are customers tethered to their PC or laptop, as they have unlimited computing power sitting, in their hand. There’s a good chance an apartment hunter may have foundd out about your property while lounging on the couch or waiting in line at the grocery store. In fact, 63% shop directly from their smartphones daily, and many are using them to comparison shop.

 

Sites that are not mobile friendly often have links or buttons that seem to be “broken.” This is due both to compatibility issues, in which certain browsers don’t read your site correctly, as well as your site’s design simply not properly displaying your page on a smaller screen. Luckily, there are plenty of free tools to confirm that your site will fully load, such as with this handy Google app.

[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237406917{padding-top: 15px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text css=”.vc_custom_1531792296138{padding-bottom: 25px !important;}”]

Give Them Chances To Save

[/vc_column_text][vc_column_text]Recent studies show that millennials are most sensitive to price points than any other influencing factor. With the bottom line being at the forefront of so many young adults’ minds, anything that tells them they can save big bucks by choosing your apartment is going to be good news.

 

Implementing interactive tools like PERQ that allow them to unlock special offers and savings will give you an advantage over your competitors. Additionally, any features like the ability to pay rent online or submit paperwork will help to save them big bucks and hopefully get them interested in a potential tour.

 

“Special offers and savings will give you an advantage over your competitors.”

 

Positioning your site to be appealing to the millennial crowd may sound like a fair amount of work, but in reality, it’s just a task of making your materials sleek, helpful, and easy-to-find. By focusing on your layout and design, being upfront and transparent, and giving your younger users a chance to save, you’ll be sure to be sure to get more Millennial renters through the doors of your multifamily property.[/vc_column_text][/vc_column][/vc_row]

Why Property Websites Should Act Like Your Best Leasing Agent

Why Property Websites Should Act Like Your Best Leasing Agent

[vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521224734716{padding-bottom: 25px !important;}” z_index=””][vc_column][vc_column_text]Is there anything worse than having to find a new apartment? Many renters will stay in places they don’t love just to avoid the massive change that comes with moving. This means that any multifamily property’s website needs to act as a top leasing agent and support a seamless renting experience.[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521226682387{padding-top: 25px !important;padding-bottom: 25px !important;}” z_index=””][vc_column][vc_column_text]In this age of click-happy shopping, your first interaction with a new tenant will almost certainly begin online, while they’re sitting on the couch in the apartment they don’t love, wondering what else is out there. A property website, like a perfect leasing agent, must provide visitors with tempered guidance in making this huge decision.

 

To gain some perspective on the subject, we chatted with PERQ client Katrina Greene, regional property manager with Sheehan Property Management. Here’s a rundown of why your site should act like your best, yet most subtle leasing agent.[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237414253{padding-top: 15px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text css=”.vc_custom_1531283018194{padding-bottom: 25px !important;}”]

Property Websites Should Form A First Impression

[/vc_column_text][vc_column_text]It’s unlikely you’ll get walk-ins from off the street who are simply curious about making a huge renting decision, so you should assume most interested parties have already scoped out your digs online. In many ways, the initial visit to the property website will act as a potential resident’s first – and sometimes only – experience with your apartment complex.

 

“It starts with the aesthetic,” Greene says. “There’s an image we need to portray for the customer base and rent structure. You want to walk in the door and see someone that’s really polished. On the website, a person’s not there to do so, so it all has to look really clean.” Much like a realtor or leasing agent, your site should reflect a warm, personal and pleasing aesthetic, one that makes people feel, well, at home and confident.

 

Though an agent may be able to reflect this through a nice suit, or a perfectly placed plate of pastries, a website doesn’t have such advantages. In order to communicate this sense of style, you’ll need to consider the content and design of your page.

 

“We do have flash and pop-ups, but it’s not in their face. Everything we do is geared around the environment and culture, using the same language our agents would,” Greene says.[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237423302{padding-top: 25px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text css=”.vc_custom_1531283026217{padding-bottom: 25px !important;}”]

Apartment Websites Must Give Essential Information

[/vc_column_text][vc_column_text]There are some essential bits of information you’ll need to include on your property site. If a potential tenant is unable to locate basic information, or has to undergo a frustrating process to retrieve it, they’ll head to another site.

 

Photography and floor plans, it seems, still reign in the property website kingdom. That being said, Greene stresses that these pieces of information act best as a lure for something more concrete.[/vc_column_text][vc_empty_space height=”20px”][vc_column_text]

“The Schedule a Tour button is huge for us. It’s just a button, but it’s so easy and brings the experience to them.”

[/vc_column_text][vc_empty_space height=”20px”][vc_column_text css=”.vc_custom_1531283165438{padding-top: 25px !important;}”]“It’s clear that photos are what they’re looking for –  that’s how they peek inside,” Greene says. “The demographic has actually been more people coming from outside of our city, and leasing without the ability to see the apartment. It’s almost always the photos and floor plans, but every site has that. The conversion comes from having them set an appointment online with us. From the analytical point, the Schedule a Tour button is huge for us. It’s just a button, but it’s so easy and brings the experience to them.”[/vc_column_text][vc_column_text css=”.vc_custom_1522238889925{padding-top: 25px !important;}”]It’s all about starting that conversation online without a potential renter ever having to talk to a leasing agent. Answering their questions through interactive experiences, like getting them to determine what floor plan is best for them, helps them narrow their selection. Renters are likely to remember helpful websites that have already anticipated what they need to know and aren’t overwhelming them with information.[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern” css=”.vc_custom_1521237406917{padding-top: 15px !important;padding-bottom: 15px !important;}” z_index=””][vc_column][vc_column_text css=”.vc_custom_1531283083522{padding-bottom: 25px !important;}”]

Property Websites Can Pique Interest

[/vc_column_text][vc_column_text]In fact, there’s also a good chance they’ve visited several property sites, so the key is to find some way to stand out from the pack. There’s always traditional routes of promoting your content with dollars, but even these paid ads can easily be lost in the white noise. Though they have a heavy presence on social media, Greene says Sheehan Property Management has benefited most from having a distinct website for each property they manage.  

 

“It’s the first place where each multifamily property asserts an identity of its own,” Greene says. “That’s where a prospect starts to get the feel for the building’s culture for the first time, because it’s our own. Unlike social media, the format is our own, too.”

 

Your site has a huge amount of potential, and can be utilized in many different ways. The most important one is to engage with the customer and keep them clicking.

 

“Sure, we’re on Snapchat and Instagram, but if [a prospective resident] has been on the site they’re identifying very specific things and moving their own way down the funnel,” Greene says. “That journey keeps them engaged, so they’re on the site longer.”

 

For example, it’s easy to help prospective renters determine if they pre-qualify to live in your apartment complex through a call to action (CTA) button or banner on your website that asks: Do you Pre-Qualify? Once visitors click the button, they’ll receive a series of questions through an interactive experience and their results or a note that says an agent will be contacting them soon.

 

Though your multifamily property website may seem like a simple necessity you want to set and forget, it makes the first impression on potential renters and can help you capture leads and increase your occupancy numbers. By thinking critically about the site’s aesthetic, interactive features and design, you could easily unlock the power of the page, as well as transform your site into your company’s best leasing agent.[/vc_column_text][/vc_column][/vc_row][vc_row css_animation=”” row_type=”row” use_row_as_full_screen_section=”no” type=”full_width” angled_section=”no” text_align=”left” background_image_as_pattern=”without_pattern”][vc_column][vc_empty_space][vc_column_text]

Additional Multifamily Resources

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PERQ Hosts Its First IAA Event

On Thursday, September 22nd, PERQ announced its partnership with the Indianapolis Apartment Association (IAA) with a bang. PERQ sponsored its first event by being the final stop in the IAA’s annual “Progressive Dinner.” The Progressive Dinner is a fun night that happens every two years where property managers, owners and other decision makers and partners from the multi-family industry take limos around Indianapolis and make food and drink stops at several vendor locations.
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