Director of Operations

RR Living; Atlanta (GA); On-site; USD 120,000 - 180,000; Full time

Job summary

RR Living seeks a Director of Operations to drive performance across multiple communities. You will build and lead a high-performing team, ensuring top-tier resident experiences and strong financial results. The role emphasizes strategic planning, staffing, and accountability for community operations within the portfolio.

You will analyze markets, optimize occupancy and rental income, and mentor leaders to sustain growth. A CPM/CAM/ARM background is preferred and travel will be significant.

Qualifications

• Proven ability to lead multi-site operations and drive financial performance.
• Experience overseeing budgets, metrics, and staffing across communities.
• Knowledge of regulatory compliance and resident service excellence.

Responsibilities

• Drive operational improvement and occupancy across assigned communities through effective leadership of community teams.
• Achieve Budgeted Income, Expenses and CNOI monthly, quarterly, and yearly.
• Identify market conditions and trends to improve asset performance and proforma results.
• Lead through downturns to maintain market-leading performance and budget adherence.
• Maintain delinquency under 2% on stabilized assets with tiered expectations for others.

Skills

Leadership

Strategic thinking

People management

Financial acumen

Operational excellence

Education

CPM

CAM

ARM

Tools

RealPage/OneSite

AppFolio

Job description

Our mantra is simple -- love. Love what you do. Love where you live. Love the success and return we provide. At RR Living, we are a part of something special.

The Director of Operations is a key leadership position responsible for growing a team of people who will effectively execute the company’s business strategy. Operational leaders are empowered to drive the financial success of multi-million-dollar communities and assets within a defined portfolio/region while providing strategic leadership, management oversight and accountability for several areas of performance including property operations, portfolio financial results, compliance, talent acquisition, team member development, customer and resident satisfaction, asset preservation, service, facilities & expense control. You ensure that established business strategy and financial performance targets are achieved or exceeded.

Responsibilities:

• You and your community teams are expected to drive operational improvement including increasing physical and economic occupancy at the communities assigned to you. This will be accomplished through hiring and developing a stable well-trained team of professionals who understand the RR Living Core Values and drive excellence at the community and with resident satisfaction.
• You are expected to achieve Budgeted Income, Expenses and CNOI every month, quarter, and year on the assets you are responsible for.
• Proactively recognize trends and market conditions that may impact property performance. Become an expert on the markets you are in, know your competition and how those communities align with our community.
• Using strategy and experience, successfully lead through economic downturns to ensure the assets under your direction are leading the market in performance and proforma budget achievement.
• Achieve and maintain delinquency at less than 2% on stabilized assets. On assigned assets above 2%, goal percentages will be developed during your first 30 days of employment, to outline tiered expectations to ultimately achieve the 2% or better goal on each asset within 90 days.
• Achieve portfolio and proforma occupancy goals and maintaining a 95% or above occupancy.
• Grow rental rate and income in accordance with ownership business strategies and assigned budget, and at a minimum striving to achieve 2% more than market average.
• Build a team of direct reports and community team members that understand the importance of executing an exemplary resident experience, receiving excellent and respectful service every day.
• Ensure your portfolio pays attention to the details, including curb appeal, a safe and enjoyable community atmosphere, well maintained amenities, and rental homes where residents are proud to have family and friends visit.
• Ensure communities are well-maintained physically, including make-readies, preventive maintenance, and the completion of service requests within 48 hours of submission.
• Ensure communities in your portfolio achieve net move-in goals, retention and rate expectations and administrative reporting that is on time and accurate.
• Hire, train, mentor and develop future leaders and community team members. Proactively manage underperformers by training them, developing them and respectfully off boarding those who are not performing.
• Frequently conduct physical property walks, including the inspection of all grounds, community spaces such as hallways, breezeways, vacant apartment homes, clubhouses, shops, amenity areas, entrance and exit areas and community offices to ensure cleanliness, condition and that all areas are in good working order.
• Quickly learn how to navigate and use the computer software programs utilized by the company including Real Page One Site, On-Site, AppFolio, Knock, Buzz, Apartment IQ Rentable, and more.
• Maintain ethical, professional, respectful, and courteous relationships with residents, teammates, and other customers. Follow all local, federal, and state regulations including Fair Housing Guidelines
• Act as an Ambassador of RR Living building relationships in the surrounding neighborhoods and community, and in our RR Giving Impact Initiatives.
• Ask questions, think strategically and lead your team with a Founder’s Mentality while being an integral and key part of the property management leadership team.

Requirements:

• Minimum 2 years of related property management in regional role experience.
• Proven successful oversight of multiple locations with a minimum of four direct reports.
• Experience with RealPage/OneSite preferred.
• Requires 50 - 75% travel.
• Knowledge of AppFolio or similar property management software preferred.
• Experience working with value-add or renovation of properties.
• Certified Property Manager (CPM) Certified Apartment Manager (CAM) or Accredited Resident Manager (ARM) appreciated.
• Demonstrate the ability to apply principles of logical thinking to define problems, collect pertinent data, draw valid conclusions, decision making, and initiate appropriate courses of action.
• Competence in personal computer skills, keyboard, internet search, math, Microsoft Office Suite including Word, Excel, and Outlook as well as community software applications.
• Working understanding of OSHA laws and regulations and MSDS requirements.
• Comply with expectations as demonstrated in the RREAF Residential Employee Handbook.
• Valid driver’s license and working vehicle required.
• Background check required prior to beginning work.

RR Living's Core Values

• Be Your Best. Do Your Best.

We celebrate individualism, collaboration, and inclusion. Our associates are the best in the business, exemplifying that which we celebrate as an organization. Recognizing happiness and great attitudes are contagious, we hold ourselves and each other accountable. Success begets success and happiness begets happiness.

• Honesty, Integrity, and an Unwavering Commitment to Excellence:

Excellent resident experiences are our specialty, recognizing the unique challenges of rentership. We provide a wonderful place to call Home, striving to do what is often missed -- creating unparalleled living experiences for our residents, incredible opportunities for our associates, and impressive revenues for our partners &; owners. Simply put, we Care.

• Empowered Associates, Obsessively Purpose-Driven and Stronger Together:

Success, a people-centric approach, and revenue growth are not independent of each other. We operate as one team. deliberate in the actions taken to drive revenue and improved valuation for owners & investors. As happy performers, our associates are an engaged team empowered to work together to achieve our common goals, making us an unstoppable successful organization.

• The Magic is in the Details:

Recognizing that residents choose to live where they can be proud of residing, we understand that details matter. Our teams provide personalized service that exceeds expectations and creates unique neighborhood-like environments. From elite resident events to local partnerships within our market, we strive to provide only the best for those we serve.

• Passion and Care Defines Our Team:

Recognizing that our passion for providing homes is a special calling, we answer with respect and resolve to do and be the best. We are good citizens making a positive impact in the greater community through philanthropy and volunteering locally. Everyone is uniquely important and we strive to create meaningful Moments That Matter for our residents, associates and shareholders.