Work Order Nation

Fred Tomlin
  • 5.0 (1)
  • BUSINESS
  • SERIES

Work Order Nation is a behind-the-scenes podcast about what it really takes to keep properties running smoothly. Hosted by Fred Tomlin Jr. and Sherrod Hunter, the show features real conversations about day-to-day challenges, work orders, maintenance, clean-outs, vendor coordination, and what actually works in the field. Each episode delivers honest stories, practical lessons, and simple insights you can apply right away to improve operations and avoid daily chaos. No BS, just real experience from people doing the work. If you care about running properties better, faster, and with fewer headaches, this show is for you.

Episodes

  1. 12/31/2025

    Inside the Chaos, Costs, and Comebacks of Property Management

    Episode Summary: In this inaugural episode of Work Order Nation, co-hosts Sherrod Hunter and Fred Tomlin Jr. dive headfirst into the real, unfiltered world of apartment property management. Drawing on nearly two decades of experience working alongside property managers nationwide, the leaders of Accelerated Waste Solutions share why this podcast exists and finally tell the stories from the trenches that rarely get airtime. The conversation explores the daily unpredictability of property management, where a simple maintenance request can quickly escalate into flooding, system failures, or safety emergencies. Sherrod and Fred blend humor with hard-earned insight, creating a space that reflects both the chaos and camaraderie that define life on-site. Using research from the National Apartment Association, the hosts break down three of the biggest challenges facing property managers today: rising operating expenses, labor and supply shortages, and increasing fraud and bad debt driven by sophisticated, AI-generated scams. Rather than surface-level fixes, they highlight real-world strategies properties are using to stay ahead—from prioritizing resident retention to building internal talent pipelines and adopting multi-layer verification technology. The episode also introduces two core segments: The PM Playbook, focused on practical solutions to modern operational hurdles, and Work Order Wows, where outrageous real-life work orders become valuable lessons in documentation, safety, and prevention. The launch episode sets the tone for a show built to educate, connect, and amplify the voices of the professionals who keep apartment communities running. Key Takeaways: Why rising operating expenses are the top operational challenge for property managersHow resident retention can significantly reduce hidden turnover costsWhy labor shortages require mentorship, training, and internal growth, not just higher payThe growing threat of AI-driven application fraud and how properties can fight backHow multi-layer verification creates a digital firewall around leasing operationsWhy documentation details can prevent costly vendor and safety failuresThe importance of proactive safety checks during every service callHow humor and storytelling can deliver serious operational lessonsWhy property management requires both reactive agility and proactive planning Golden Nugget: “You’re only ever as good as your last work order, but the small details you document today prevent the big disasters tomorrow.” Connect with Work Order Nation: linkedin.com/in/fredtomlinjrJunkShotApp.com doorstepdetails.com/ acceleratedwastefranchise.com/ Listen Now & Subscribe: Spotify, YouTube, Apple Podcasts, Amazon Music, or wherever you get your podcasts. Work Order Nation is the voice of the professionals behind the scenes—turning chaos into clarity, one work order at a time.

    15 min

  2. FEB 6

    From Healthcare to Housing: How Britteny Robrahn Builds Resident-First Rental Communities

    Episode Summary:In this episode of Work Order Nation, co-hosts Sherrod Hunter and Fred Tomlin Jr. sit down with Britteny Robrahn, Property Manager at Live Great Properties, to discuss leadership, leasing, and what it truly takes to build resident-first rental communities in Grand Rapids, Michigan. Britteny shares her unconventional journey from healthcare leadership into property management and explains how servant leadership, hands-on operations, and data-driven decisions have helped Live Great Properties maintain high occupancy and strong renewal rates even in challenging markets. The conversation explores balancing investor ROI with resident experience, using market data to guide rent decisions, and leveraging tools like AI and CRM platforms to improve efficiency without sacrificing human connection. Britteny also offers practical career advice for leasing professionals looking to grow into leadership roles. Key Takeaways:Why servant leadership drives leasing success and retentionHow to balance investor ROI with resident-centered managementWhere data and AI support smarter property decisionsWhy relationships still matter most in property management Golden Nugget:“You can train skills, but leadership starts with heart and intention.” Connect with Britteny Robrahn:LinkedIn: https://linkedin.com/in/britteny-robrahn-b87288291Website: https://livegreatgr.com Listen Now & Subscribe:Available on Spotify, Apple Podcasts, YouTube, and wherever you get your podcasts. Work Order Nation is the podcast for property managers who care, sharing real stories, leadership lessons, and on-the-ground insights from the industry.

    24 min

  3. FEB 10

    From 11 Doors to 800: How Taylor Brakefield Built Prospm Into a Scalable Property Management Powerhouse

    Episode Summary: In this episode of Work Order Nation, co-hosts Sherrod Hunter and Fred Tomlin Jr. sit down with Taylor Brakefield, Owner & CEO of Pros Pm, alongside Kasie Ostrom, to break down what it truly takes to scale a property management company from the ground up. Taylor shares her journey from managing just 11 doors to leading a fast-growing portfolio across Texas. She opens up about taking the leap to start her own firm, building systems from scratch, and creating a culture centered on communication, accountability, and service. Her story is one of resilience, calculated risk-taking, and leadership rooted in clarity and confidence. Kasie brings boots-on-the-ground insight into maintenance operations, discussing how strong vendor relationships, structured processes, and proactive troubleshooting protect owners’ investments while improving the resident experience. Together, they explore how better documentation, streamlined workflows, and team alignment directly impact retention and long-term portfolio performance. The conversation also highlights the importance of answering the phone, building clear SOPs, empowering team members, and leveraging technology to improve efficiency without losing the human touch. From growth strategy to maintenance metrics, this episode delivers a practical blueprint for property managers ready to scale sustainably. Key Takeaways: Why communication is still the most powerful growth strategy in property managementHow strong SOPs and delegation fuel scalable operationsThe role of maintenance systems in protecting owner ROIWhy proactive troubleshooting reduces long-term costsHow leadership alignment strengthens team culture and retention Golden Nugget: “Don’t be afraid to take the leap and build systems that allow your people to thrive.” Connect with Taylor Brakefield and Kasie Ostrom: LinkedIn: https://linkedin.com/in/taylor-brakefield-966b12215LinkedIn: https://linkedin.com/in/kasie-ostrom-854412242Website:https://www.prospm.com/ Listen Now & Subscribe: Available on Spotify, Apple Podcasts, YouTube, and wherever you get your podcasts. Work Order Nation is the podcast for property managers who care, sharing real stories, leadership lessons, and on-the-ground insights from the industry.

    32 min

  4. FEB 25

    From Hands-On Property Management to Leading 10,000 Units: Craig Watson on Culture, Technology, and Work Order Wins

    Episode Summary:In this episode of Work Order Nation, co-hosts Sherrod Hunter and Fred Tomlin Jr. welcome Craig Watson, the driving force behind Devonshire Real Estate and Asset Management. With nearly 20 years of experience in residential and commercial property management, Craig shares how his service-driven approach and people-first leadership philosophy have shaped thriving communities across Texas. Craig dives into his career origins, from starting as a leasing agent in rougher properties to managing entire multi-family and commercial portfolios. He emphasizes the importance of hands-on leadership, empathy, and operational knowledge, particularly in B and C-class communities where practical functionality and resident safety matter most. He also highlights the role of culture at Devonshire, explaining how long-tenured staff and internal promotions foster loyalty, trust, and growth. The conversation turns to technology and innovation in property management. Craig shares how leveraging social media platforms like TikTok, through creative leasing staff initiatives, is driving real results—high engagement, tour bookings, and lease conversions—without expensive traditional advertising. Craig also shares unforgettable “work order wow” moments—from discovering a maintenance staffer trapped during a violent incident, to a lighthearted haunted apartment work order—showcasing the unpredictable challenges and rewarding experiences of property management. Listeners gain practical insight into building high-performing teams, embracing modern technology while preserving human touch, and leading with both accountability and heart. Key Takeaways: Leadership in property management is about empathy, operational know-how, and consistent presence.B and C-class communities are the backbone of residential property management.Building loyalty through promoting from within strengthens culture and performance.Social media can be a powerful leasing tool when creative staff are empowered.Unpredictable work orders test your adaptability and reinforce the value of strong systems.Treating people well—even during difficult decisions—yields long-term trust and success. Golden Nuggets:“Never be afraid to ask a question. Be truthful in your responses. If you don’t understand, raise your hand and learn it.” Connect with Craig Watson:LinkedIn: https://linkedin.com/in/craig-watson-42aaba377Company: https://www.devonshire.biz/ Listen Now & Subscribe: Available on Spotify, Apple Podcasts, YouTube, and wherever you get your podcasts. Work Order Nation is the podcast for property managers who care, sharing real stories, leadership lessons, and on-the-ground insights from the industry.

    28 min

  5. MAR 24

    From Leasing Rookie to Leading with Accountability: Shannon Peters on Property Management, AI, and Work Order Wows

    Episode Summary: In this episode of Work Order Nation, co-hosts Sherrod Hunter and Fred Tomlin Jr. welcome Shannon Peters, Community Manager at ASMC Property Management, who brings over 20 years of hands-on experience in multi-family housing and residential operations. Shannon shares her unexpected journey into property management—starting from a $50 leasing class after leaving a career as a vet tech—and how her energy, resilience, and people-first mindset helped her quickly rise into leadership roles. She reflects on her early days navigating leases with little training, proving that adaptability and confidence are key to long-term success in the industry. The conversation explores one of today’s biggest operational challenges: increasing involvement from renters’ parents. Shannon offers a candid perspective on accountability, communication, and how generational shifts are impacting property management dynamics. Shannon also dives into leadership, explaining how she builds trust within her teams by fostering accountability without fear. Her philosophy—creating “mini-mes” who can think independently and act with confidence—has helped her maintain strong, reliable teams across both leasing and maintenance. The discussion also touches on the rise of AI in property management, from automated leasing systems to virtual assistants, and the balance between embracing technology while preserving the human connection residents still value. To wrap things up, Shannon delivers memorable “Work Order Wow” stories, featuring creative (and questionable) maintenance fixes that highlight the unpredictable nature of the job. Listeners will walk away with real-world insights on leadership, adaptability, and the evolving future of property management. Key Takeaways: Career growth in property management often starts with energy, adaptability, and willingness to learn.Accountability is the foundation of strong teams and effective leadership.Over-involved parents are becoming a growing challenge in resident communication.AI is reshaping leasing and operations—but human connection still matters.Empowering teams to think independently builds trust and efficiency.Creative problem-solving in maintenance can sometimes go too far—standards matter. Golden Nuggets: “Be accountable, be fair, and lead by example; your team will follow what you do, not just what you say.” Connect with Shannon Peters: LinkedIn: linkedin.com/in/shannon-peters-27973869 Listen Now & Subscribe: Available on Spotify, Apple Podcasts, YouTube, and wherever you get your podcasts. Work Order Nation is the podcast for property managers who care, sharing real stories, leadership lessons, and on-the-ground insights from the industry.

    21 min

  6. MAR 30

    From Groundskeeper to Top Leasing Leader: Travis Gilyard on Team Culture, Operational Excellence, and Turning Around Communities

    Episode Summary: On this episode of Work Order Nation, co-hosts Fred Tomlin Jr. and Sherrod Hunter sit down with Travis Gilyard, a property management leader at Mayfair Management in Dallas-Fort Worth. Travis shares his remarkable journey from Albany, Georgia, where he started as a 911 EMS dispatcher, to rising through the ranks from groundskeeper to senior community manager, demonstrating resilience, strategic thinking, and people-first leadership. Travis discusses how faith, family values, and his Marine Corps experience shaped his approach to managing diverse communities, from tax credit to active adult and conventional properties. He highlights his strategies for reducing delinquency, improving lease conversions, and fostering a high-performing, accountable team culture. Travis also shares practical insights into communicating effectively with residents, tempering justice with mercy, and building loyalty while maintaining operational standards. Listeners will gain actionable tips for leading teams, navigating complex multi-family environments, and creating a culture where both residents and staff thrive. Key Takeaways: Leadership in property management combines empathy, accountability, and operational know-how.Adapting to diverse communities requires flexibility and clear communication.Building trust and loyalty starts with treating people fairly while maintaining standards.Team culture and incentives are essential for driving results and engagement.Operational success comes from combining strategic oversight with hands-on involvement. Golden Nuggets: “Tempering justice with mercy is real. You have to show courtesy and understanding, but people must also hold up their end of the bargain.” Connect with Travis Gilyard: LinkedIn: https://www.linkedin.com/in/travis-gilyard-00287950/?skipRedirect=true Listen Now & Subscribe: Available on Spotify, Apple Podcasts, YouTube, and wherever you get your podcasts. Work Order Nation is the podcast for property managers who care, sharing real stories, leadership lessons, and on-the-ground insights from the industry.

    31 min

  7. APR 20

    From Laborer to Luxury Builder: Rusty Conway on Pre-Construction Mastery, Culture-Driven Leadership, and Scaling a High-End Construction Firm

    Episode Summary: On this episode of Work Order Nation, host Fred Tomlin Jr. sits down with Rusty Conway, President and CEO of Cadre General Contractors, to explore his 30+ year journey in the construction industry and how he built one of Denver’s leading luxury residential construction firms. Rusty shares how his path began far from the executive office—starting as a construction laborer after initially pursuing a degree in history and philosophy. With no formal construction background, he worked every role on the job site, gaining hands-on experience in framing, trim carpentry, and field operations. This foundation shaped his leadership philosophy and deep respect for the craft. Over time, Rusty rose through the ranks at Cadre General Contractors, eventually becoming sole owner after decades of leadership growth, partnership transitions, and navigating major industry disruptions like the 2008 financial crisis and COVID-19. His story reflects resilience, adaptability, and a long-term commitment to building excellence. Rusty explains how Cadre specializes in luxury residential construction, where precision, communication, and pre-construction planning are critical to success. He emphasizes that in high-end builds, culture is just as important as craftsmanship, and outlines Cadre’s core values: respect, accountability, and life energy. The conversation also dives into current industry challenges, including material volatility, economic uncertainty, and client hesitation in committing to large-scale custom homes. Rusty shares how these factors are reshaping decision-making in the luxury construction market. To stay ahead, Cadre has diversified into renovations and smaller projects while launching Cadre Care—a subscription-based luxury home maintenance service designed to support homeowners long after construction is complete. This innovative model uses advanced documentation and technology, including 3D scanning and equipment tracking, to deliver proactive, high-touch service. For construction leaders and service professionals, this episode highlights how combining field experience, culture-driven leadership, and innovation can create a lasting competitive advantage in the luxury home market. Key Takeaways: Hands-on field experience builds stronger leadership in constructionPre-construction planning is essential in delivering successful luxury buildsCompany culture rooted in respect, accountability, and balance drives performanceMarket volatility and material pricing continue to challenge high-end constructionDiversifying services helps stabilize revenue during industry downturnsSubscription-based maintenance models extend client relationships beyond project completionTechnology like 3D scanning enhances accuracy, documentation, and long-term service deliveryStrong relationships and reputation remain the foundation of long-term growth Golden Nuggets: “Culture is the foundation—if it’s not strong, nothing else holds together on a high-end build.” “Every phase of construction matters, but pre-construction is where success is really determined.” Connect with Rusty Conway: LinkedIn: https://www.linkedin.com/in/rusty-conway-8158a1Website: https://cadregc.com Listen Now & Subscribe: Available on Spotify, Apple Podcasts, YouTube, and wherever you get your podcasts. Work Order Nation is the podcast for property managers who care, sharing real stories, leadership lessons, and on-the-ground insights from the industry.

    35 min

  8. MAY 4

    From Army Ranger to STR Design Leader: Reid Sealby on Revenue-Driven Airbnb Design, Scaling Chroma Home, and Winning with Intentional Guest Experience

    Episode Summary: On this episode of Work Order Nation, host Fred Tomlin Jr. sits down with Reid Sealby, Co-Owner and Managing Director of Operations at Chroma Home, to explore his rapid rise from U.S. Army Ranger to a leader in the short-term rental design space. Reid shares how his journey into real estate wasn’t planned—it started with a simple house hack using a VA loan in Denver. Renting out his basement on Airbnb quickly proved profitable, but an unexpected turning point came when a drunk driver crashed into his home, forcing a full rebuild. Instead of returning to the status quo, Reid and his wife seized the opportunity to redesign the property with intention—and the results were immediate. That redesign became the foundation for what is now Chroma Home, a fast-growing company specializing in performance-driven design for short-term rental investors. Reid explains how their approach goes beyond aesthetics, focusing on market research, guest behavior, and strategic amenities to maximize revenue and occupancy. The conversation dives into how Chroma Home has scaled to over 250 properties across multiple states, the importance of hiring the right team and contractors, and how Reid applies military leadership principles to business operations. He also shares how leveraging systems, CRMs, and AI tools has streamlined client acquisition and improved efficiency. Reid emphasizes that success in today’s competitive Airbnb market requires more than just listing a property—it demands intentional design, operational excellence, and a deep understanding of what drives guest experience. For property managers, investors, and service professionals, this episode offers a practical blueprint for scaling a service-based business while maintaining quality and delivering measurable results. Key Takeaways: Design is now a critical driver of revenue in the short-term rental market Market research and guest insights should guide every design decision House hacking can be a powerful entry point into real estate investing Systems, CRMs, and AI tools improve efficiency and qualify better clients Strong contractor relationships are essential for executing high-quality projects Hiring the right people and building culture supportslong-term scalability Adapting to local regulations and market nuances is key to success Maintaining quality while scaling is a major competitive advantage Golden Nuggets: “We don’t design for looks, we design for revenue and performance.” “It’s not enough to be in the market anymore, you have to stand out, or you won’t survive.” Connect with Reid Sealby: LinkedIn: https://www.linkedin.com/in/reidsealby Instagram: https://www.instagram.com/chromahomedesigns Instagram (Ops): https://www.instagram.com/chroma_ops Website: https://chromahomedesigns.com Listen Now & Subscribe: Available on Spotify, Apple Podcasts, YouTube, and wherever you get your podcasts. Work Order Nation is the podcast for property managers who care, sharing real stories, leadership lessons, and on-the-ground insights from the industry.

    42 min

  9. MAY 5

    From Architecture Student to Affordable Housing Builder: Daniel Riley on Spec Homes, Community-Driven Development, and Solving Denver’s Housing Crisis

    Episode Summary: On this episode of Work Order Nation, co-hosts Sherrod Hunter and Fred Tomlin Jr. sit down with Daniel Riley, Owner of Riley Construction Company, to explore his unconventional path from architecture student to hands-on builder and emerging voice in affordable housing development. Dan shares how his early passion for design started with art, sculpture, and architecture studies, eventually evolving into a deeper interest in how buildings actually come together in the field. After years of internships and academic work, he made a pivotal decision to leave San Diego and move to Denver to pursue construction directly—working his way toward superintendent-level responsibilities. Now leading Riley Construction Company, Dan has experience across the full construction lifecycle, including spec homes, remodels, and ground-up builds. Today, his focus is shifting toward solving one of Denver’s most pressing challenges: affordable housing. He breaks down the complexity behind affordability, including zoning restrictions, land use, construction costs, and the push toward modular and prefab solutions. Dan outlines his vision for higher-density, small-footprint developments that balance cost efficiency with livability while still meeting regulatory standards. The conversation also highlights Dan’s growing involvement with Denver city planning conversations and neighborhood organizations. He explains how working directly with local government and community groups has shaped his understanding of housing policy and the real-world barriers to implementation. One of the most compelling parts of the discussion centers on Dan’s idea for hybrid housing models that combine affordable living units with creative and commercial studio space—designed to support both housing access and economic opportunity within underserved communities. For builders, developers, and property professionals, this episode offers a grounded perspective on how construction, policy, and community engagement intersect—and what it takes to move meaningful housing solutions forward. Key Takeaways: Hands-on construction experience builds stronger leadership in developmentAffordable housing requires balancing zoning, cost, and build strategyModular and prefab construction can help reduce housing costs at scaleIncreasing density on single lots is a key strategy for urban housing reliefStrong relationships with city officials and local organizations matterCommunity involvement can directly influence development outcomesHybrid housing models can support both shelter and economic opportunityLong-term policy alignment is essential for scalable housing solutions Golden Nuggets: “Affordability isn’t just about lowering cost—it’s about making housing realistically attainable.” “If you want to build change, you have to be involved in the community shaping it.” Connect with Dan Riley: LinkedIn: https://www.linkedin.com/in/dan-riley-9342a633Company: Riley Construction Company Listen Now & Subscribe: Spotify, YouTube, Apple Podcasts, Amazon Music, or wherever you get your podcasts. Work Order Nation is the voice of the professionals behind the scenes—turning chaos into clarity, one work order at a time.

    24 min

  10. MAY 6

    From Laborer to Association Leader: Bonnie Gibson on Membership Growth, Industry Engagement, and Building Stronger Multifamily Communities

    Episode Summary: On this episode of Work Order Nation, host Fred Tomlin Jr. sits down with Bonnie Gibson, Director of Membership and Engagement at the Bay Area Apartment Association, alongside co-host Brenda Hummel, to explore how modern multifamily associations are driving connection, education, and long-term industry growth. Bonnie shares her unconventional path into the association world, beginning with nonprofit work at the American Cancer Society and Disney-level service experience before transitioning into multifamily leadership. She explains how those early roles shaped her approach to community engagement, member experience, and relationship-driven growth. She also reflects on joining the association just before the COVID-19 pandemic and how her team successfully grew membership during one of the most disruptive periods in recent history by keeping members informed, supported, and connected when it mattered most. Bonnie breaks down the biggest challenge facing associations today: engaging onsite property management teams beyond education and getting them to participate in networking and industry events. She shares how surveys, feedback loops, and event redesign are helping meet members where they are. The conversation expands into national trends impacting engagement, including workforce burnout, high turnover in property management roles, and increasing time constraints that limit participation in industry events. Bonnie highlights how associations are collaborating across regions to address these shared challenges. A key focus of the episode is career development in multifamily housing. Bonnie emphasizes the importance of soft skills such as emotional intelligence, personal branding, and financial literacy for property managers looking to advance into regional leadership roles. She also discusses how association involvement creates direct pathways to mentorship, promotion, and long-term career mobility. The discussion also introduces the association’s mentorship program, designed to connect new industry professionals with experienced leaders to accelerate learning and professional development. To close, Bonnie shares “work order” stories that highlight the unpredictable, real-world nature of property operations and association work—from emergency incidents during virtual meetings to on-site facility challenges that require fast thinking and teamwork. This episode delivers a grounded look at how multifamily associations are evolving to support professionals, strengthen engagement, and build sustainable industry relationships. Key Takeaways: Association engagement is shifting from education-only to experience-driven participation COVID-19 highlighted the importance of communication and member connectivity Onsite property teams are facing burnout, turnover, and limited engagement time Soft skills and emotional intelligence are critical for career advancement in property management Financial literacy is a key differentiator for regional-level leadership roles Mentorship programs accelerate learning and professional growth in the industry Strong industry networks can directly impact career mobility during transitions Associations play a central role in connecting property managers and supplier partners Golden Nuggets: “Engagement starts by meeting members where they are—not where we assume they should be.” “The association doesn’t just educate—it connects people to their next opportunity.” Connect with Bonnie Gibson: LinkedIn: https://linkedin.com/in/bgibson0609 Organization: Bay Area Apartment Association Listen Now & Subscribe: Available on Spotify, Apple Podcasts, YouTube, and wherever you get your podcasts. Work Order Nation is the podcast for property managers who care, sharing real stories, leadership lessons, and on-the-ground insights from the industry.

    29 min
  • 10 Episodes

About

Work Order Nation is a behind-the-scenes podcast about what it really takes to keep properties running smoothly. Hosted by Fred Tomlin Jr. and Sherrod Hunter, the show features real conversations about day-to-day challenges, work orders, maintenance, clean-outs, vendor coordination, and what actually works in the field. Each episode delivers honest stories, practical lessons, and simple insights you can apply right away to improve operations and avoid daily chaos. No BS, just real experience from people doing the work. If you care about running properties better, faster, and with fewer headaches, this show is for you.

Information

  • Creator
    Fred Tomlin
  • Episodes
    10
  • Rating
    Clean
  • Copyright
    © Copyright 2026 Fred Tomlin
  • Show Website
    Work Order Nation