About Kairos Living

Role Overview

First Year Priorities

• Clarifying the Central Operations operating model, including team structure, ownership lanes, and cross-functional escalation paths.
• Standardizing core SOPs across acquisition onboarding, utility setup/termination, vacant property services, HOA violation management, and vendor oversight.
• Building the Central Operations KPI dashboard and vendor scorecard system (see KPI table below) and improving property data completeness at each handoff point.
• Reducing recurring operational leakage from incomplete property data, missed utility transitions, delayed vendor scheduling, and unresolved HOA issues.
• Establishing a regular operating cadence: weekly execution reviews, monthly KPI and vendor performance reviews, and quarterly process improvement priorities.

Key Responsibilities

• Lead onboarding for newly acquired properties, ensuring timely, accurate documentation of home amenities, specifications, and property data at handoff.
• Partner with Leasing, Construction, and Maintenance to keep property information accurate and accessible, and continuously refine onboarding checklists and workflows.
• Partner with Acquisitions and Technology to improve the quality and usability of property data entering the operating platform.

• Oversee the relationship with the third-party utility management provider, ensuring billing accuracy, timely setup/termination, and resident-facing service quality.
• Ensure utility onboarding and offboarding are tightly integrated with acquisition and disposition timelines.
• Partner with Finance to identify utility cost leakage, billing errors, and reimbursement gaps.

• Manage vacant lawncare and cleaning services portfolio-wide, establishing service standards by market, season, and property type.
• Coordinate with local vendors and regional teams on scheduling, quality control, and cost management.
• Partner with Leasing to ensure vacant homes are clean, accessible, and ready to convert demand into signed leases.

• Serve as the primary operational liaison with the HOA management partner and individual HOAs, overseeing violation resolution within required timelines.
• Build and maintain relationships with HOA boards and management companies to protect the company's standing and resident experience.
• Create proactive processes to reduce recurring HOA issues before they become fines, resident issues, or reputational risk.

• Oversee community-level operational services including inspections, recurring lawncare, and pest control, establishing quality standards and inspection cadences.
• Manage relationships with third-party management companies, holding them accountable to service levels, budget performance, and resident experience standards.
• Set clear performance expectations and reporting cadence for on-site third-party teams, and escalate or restructure the relationship when service levels or cost performance fall short.
• Evaluate the cost, control, and quality tradeoffs of internalizing management for large communities currently run by third-party operators, and build the operating plan to transition qualifying communities in-house.
• Partner with Development and Construction as new BTR communities are delivered to establish operating standards before residents move in.
• Develop scalable playbooks so each new community launch does not require reinvention.

• Own strategic relationships with HOA management, utility management, lawncare management, and select local vendors; negotiate contracts and SLAs.
• Build and maintain vendor scorecards, and hold vendors accountable through performance reviews, corrective action plans, and replacement when necessary.
• Continuously evaluate the vendor landscape and recommend changes that improve quality, cost efficiency, or coverage.

• Build, supervise, and mentor a team of 3, establishing clear goals, accountability structures, and development plans.
• Design scalable processes and SOPs, and standardize workflows across Leasing, Construction, Maintenance, Acquisitions, and Finance.
• Report on operational metrics, SLAs, and KPIs to the COO and executive team on a regular cadence, converting operational data into recommended actions.

• Partner with the Technology team to identify and implement tools that improve Central Operations workflows.
• Help define data standards for property information, service history, vendor performance, and inspection results.
• Evaluate PropTech, workflow, and vendor-management tools, ensuring adoption is practical and tied to measurable operating outcomes.

Qualifications & Experience

• Minimum 7 years of relevant experience in residential real estate operations, property management, or a related field.
• Minimum 5 years of team management and supervisory experience, with a demonstrated track record of building high-performing teams.
• Proven experience in a Director or VP-level leadership role within a real estate, property management, or related operations environment.
• Strong vendor and third-party relationship management experience, including contract negotiation and performance oversight.
• Exceptional organizational skills with the ability to manage multiple complex workstreams simultaneously.
• Outstanding written and verbal communication skills; able to present effectively to senior leadership and ownership groups.
• Proficiency in Microsoft Excel and comfort working with operational and financial data.
• Strong analytical ability and comfort using operational data to diagnose problems, prioritize initiatives, and measure improvement.

• Experience in the single-family rental (SFR) industry or institutional residential real estate.
• Familiarity with HOA compliance processes and multi-state regulatory environments.
• Experience with Yardi Voyager, RentCafe, or similar property management platforms.
• Background in operational process design, systems implementation, or scaling a growing real estate portfolio.
• Exposure to utility management, smart home technology, or PropTech platforms.
• Experience supporting high-growth, private-equity-backed, or technology-enabled operating companies.
• Exposure to new development community handoffs, lease-up operations, or BTR operating launches.

Why Kairos Living

• High-impact leadership role with direct visibility to private equity ownership and the executive team.
• Opportunity to shape and scale the Central Operations function as the portfolio grows nationally.
• Entrepreneurial, technology-forward culture that values innovation, ownership, and continuous improvement.
• Competitive compensation package commensurate with experience.