therefore, we can't be limited to collecting limited property fees, but should broaden our thinking, adapt to the needs of the market, develop the comprehensive management of property in parallel from property management to property management, realize the profits of enterprises and get out of the stagnant circle of property management. Moreover, only when the property management enterprises are profitable can they continuously improve the level of property management and lay a solid material foundation for providing better services for Pan-Bo customers. First, there are many problems in the current property management enterprises. The property management industry started in Shenzhen in the early 1981s in China. After more than 21 years of development, the current property management enterprises have mushroomed, and both big cities and small and medium-sized cities are active in property management enterprises. However, because many enterprises are influenced by the old state-owned system, their concepts still remain in the 1971s and 1981s, and their responsibilities are limited to such things as environmental sanitation, public security and fire fighting, equipment maintenance, property charges and so on. Is there any prospect for the development of property management enterprises? Such a result will only affect the increasingly difficult operation of a number of property management enterprises, and the direct result will lead to the low quality of property management staff, the lack of progress in business knowledge, poor service position, the decline in service quality, customer complaints, refusal to pay management fees, and even serious legal disputes. When property management enterprises are faced with such difficulties, most enterprises can only stagnate and maintain the status quo, and have no time to take care of their development and growth. Property management work is not only to achieve the goal that owners or users feel safe and quiet through sanitation, security and maintenance, but also a part of the management, or a small part of the work. Its bigger goal is to give the property project you serve a market position and make it an existence that generates value, that is, an appreciation product that can be measured by economic value. Second, the income and expenditure analysis of property management enterprises first look at the income sources of property management enterprises, which roughly include four aspects of income: first, the income from public services, which is usually called property management fees; The second is the income from public agency service fees; The third is the income from special service fees; The fourth is the income from the comprehensive operation of property enterprises. With regard to the above four kinds of income, after years of practical manipulation experience and market investigation, research and analysis, it can be seen that the first kind of property management fee is basically within the scope of government price control, and the price is accepted by the owners or the owners' meeting. The principle of charging is openness, fairness and adaptability to the service level. When the governance cost of a property governance area is determined, the property service fee has basically become a fixed value, which cannot be changed or increased at will. The second kind of public agency service fee, as far as the current market environment is concerned, water, electricity and other agency projects are controlled in the national energy-related parts, and property management enterprises can only provide services for residents and owners free of charge. Third, the fourth kind of service charge depends on the property management enterprise's ability to fully explore and open up the market. If it is neglected or unable to do so, the enterprise will have no future and space for development at all. Look at the expenditure of property management enterprises again: first, the cost of property management includes the salary of service staff and social insurance; Daily maintenance fees for public parts and public measures and equipment in the property management area; Cleanliness; Green maintenance fee; Public order maintenance fee; Office expenses; Depreciation of fixed assets, etc., we include direct labor costs and material costs when accounting for operating costs; The second is to calculate the cost of governance in the process of property governance; The third is to calculate the financial expenses; The fourth is to calculate income tax. From the above analysis of revenue and expenditure, we are not ashamed that the profit composition of property management enterprises is: profit = operating income–operating capital–governance expenditure–business tax–financial expenditure. In practical work, we have made some investigations and made statistics and analysis on the survey data, and obtained the following results: the expenditure of property management enterprises (enterprises are under standardized manipulation) accounts for 41% of property management fees respectively. Cleanliness: 11%; Engineering maintenance: 15%; Garden: 5%; Community mobility: 5%; Governance cost: 17%, other and unpredictable expenses 3%, and the total expenditure of property management enterprises accounts for 95% of property management fees. Then, the profit value of the enterprise is only 5%. Referring to these data, it is true that property management is a meager profit industry, and no link can be slightly problematic. If the property management fee cannot be collected normally and in full, then there is no way to make a meager profit. Therefore, judging from the current situation of the whole industry, it is no exaggeration to say that 81% of the property management enterprises are still in a loss state if we can provide service standards that are consistent with the quality and price as agreed in the service contract. Third, the market demand for property management enterprises from managing property to operating property is an extremely abnormal phenomenon, which deserves all people engaged in this industry to pay attention to and seriously analyze and find out the reasons. Of course, the competent government departments should also actively investigate and study to give better protection and support to the industry. The focus of this paper is to explore how the property management enterprises themselves find the way of enterprise development and realize profit. As far as the current property management market is concerned, there is an urgent need for a new way out for property management. Otherwise, the whole industry will be in trouble. How to choose the best combination of property management and property management needs to be seriously studied. We can neither fully engage in other operations due to operational difficulties, thus correspondingly reducing the quality of property services, nor can we cling to the property projects, only pay attention to daily homework, and do not engage in innovation, and waste the excellent resources in the property projects. Therefore, the correct approach is to continuously improve the service level of property management, constantly innovate and increase the service items, and at the same time, carry out profit-making flow. Iv. Resource analysis and management of operating property Management is to plan, organize, lead and control the resources of a property enterprise in order to achieve the overall goal of corporate governance service and management. Resources are mainly divided into two departments in the property projects we manipulate: first, material resources; The first is human resources. Human resources in property projects are the most important resources. Because the management of each property project is a complex and meticulous work, it involves a wide range and has high requirements, which is different from other industries. It is a person-to-person job, which embodies service. However, due to the differences in gender, age, hobbies, cultural level, education level, environment and emotions, people in the service process have different attitudes towards customers, cultural ability and work efficiency, and it is difficult to ask them to be the same every day, every hour and every moment. Therefore, the managers of various property projects should make great efforts to do a good job in human resources. With the development and improvement of governance theory, the overall progress of social requirements for property governance will be the biggest challenge faced by employees; The improvement of overall governance level, the refinement of service and the promotion of quality, the increase of modern building technology equipment and the application of modern governance means all put forward higher requirements for property management employees. The development of property management enterprises and their invincible position in the market competition, its ultimate competition is talent competition in the final analysis. Material resources can be divided into fixed assets resources and capital resources. This is the resource that property management enterprises generally have, but the difference is the size of ability and the amount of funds. The brand, good reputation and image of the property enterprise, the good relationship between the property project and other units or enterprises, a certain network of operating customers, useful information and time can all be regarded as valuable resources of the property project. The goal of property project managers is to provide first-class service to customers by using these resources, and at the same time obtain the economic benefits of enterprises and realize the goal of profitability. Generally speaking, there are four basic governance operations in managing property: 1. Planning. Planning is to determine the goals and policies in advance, and then formulate a set of specific implementation plans according to the goals to achieve the goals. The purpose of planning is to determine a clear direction, avoid blindness and mistakes, and at the same time, it is the yardstick for checking and measuring achievements. The planning of property management refers to how to achieve the goal of management. To achieve the management goal of property projects, it is necessary to make a feasible plan according to the actual situation of each property project, the advantages and disadvantages of property management resources, the mentality of Party A and the owners, and the future market development trend and direction. 2. organization. Organization refers to making full use of all available resources in property projects in order to achieve the goal of management most effectively. Each individual property project is a comprehensive enterprise with a complete system. Organization is to make full and effective use of each functional unit, each piece of equipment and each employee in the property management flow, and display their functions and functions in a coordinated manner. There is a strict sense of integrity, just like a complete locomotive, moving rhythmically, normally and quickly towards the goal. 3. Leadership. Leadership is to promote and direct subordinates to perform their duties, and give guidance and monitoring to employees to ensure the highest and best work efficiency and economic benefits. 4. control. Control is to monitor and check the implementation of the plan and the realization of the goal. The formulation, communication, implementation and execution of a plan must be monitored, checked and assessed to see whether it is carried out as planned, and whether there is any deviation or impropriety in the implementation process. If there is, it is necessary to make corrections or appropriate amendments in time, so that the plan can be gradually improved and the ideal business objectives can be achieved. These flows are called control. Control includes many aspects in governance, such as cost control, financial control and quality control. Therefore, when a property management enterprise has the above operation ability, we can no longer focus on the collection of basically fixed property fees as in the past, but should broaden our thinking and adapt to the needs of the market, from managing property to operating property in parallel. Vigorously carry out comprehensive management in property management, expand ideas, and strive to have more room for the survival and development of enterprises and achieve the goal of profitability. Some people may think that we exaggerate the management of property, which will lead to the relaxation of management services. On the contrary, because the purpose of our property management is to serve, we just want to do a better job of service, that is, to make the service more secure when the property enterprises can make profits, we can avoid various problems that arise when the enterprises are in trouble. Therefore, the slogan of "professional governance and sincere service" put forward by most property management enterprises is very accurate, and the better the property management is, the more services will be added. Management and service are not contradictory but complementary in property management. V. The selection of comprehensive service items in property management is based on investigation, synthesis, analysis, We use the following table to show the comprehensive business items of the property enterprise in operation: detailed items of trade convenience stores, pharmacies, photo washing, small supermarkets, food and beverage fast food restaurants, tea rooms, specialty restaurants, coffee shops, life service dry cleaners, clothing processing shops, beauty salons, tutors, car washes, food distribution and other cultural and entertainment bookstores, video stores, newsstands, typing and copying, gyms, Mobile room education kindergartens, senior schools, nurseries, medical care, community medical clinics, business centers, purchasing cars, boats and air tickets, acting as agents for household maintenance, home appliances, cars, bicycles, and various daily necessities maintenance points, and real estate agencies acting as agents for housing sales, transfer, leasing business, interior decoration and decoration. Intermediary services, such as hiring a nanny, caring for patients, ordering newspapers, cleaning at home, acting as an agent for shopping and finance, cooperating with relevant departments to set up recycling stations for environmental protection materials in bank branches, and recycling and selling old newspapers and periodicals, need to be comprehensively considered by each property management enterprise according to the characteristics and actual needs of its own property management. More or less projects can be added, and some distinctive contents can be added. In short, it should reflect the principles of convenience for households, user satisfaction, no disorderly operation, high quality and high efficiency, and enterprise profitability. Property management should focus on the related industries of property management services, especially closely related industries. Therefore, the following business services can be taken as key projects to realize the profits of property management enterprises. 1. Home decoration industry. With the acceleration of urbanization in China, the living standards of urban and rural residents are also improving, and the home decoration industry is accelerating, with huge market opportunities and consumption potential. There is a close relationship between the property management service industry and the decoration industry. Getting a good pass on the housing structure and quality during the decoration process will bring convenience to the future property management service, reduce the cost of management service and reduce the contradiction between owners. The advantages of the property management service industry in entering the home decoration industry are as follows: it is easy to manage, and the problems existing in the decoration process will be collected by the property management enterprises; It is easy to win the reliance of customers, because the responsibility of property management enterprises is the governance within the region; Ensure the quality, the monk can't run away from the temple; With the guarantee of resources, property management enterprises will have the upper hand in the market competition if they enter the decoration industry with innate objective premise. 2, three-dimensional parking lot (industry). With the development of China's economy, cars will become a consumption trend, and cars will be another mainstream commodity for family consumption after housing. The objective premise that China has a large population and a small land will make the "three-dimensional" parking lot industry become a sunny industry. Property management enterprises also have a unique advantage in entering this industry, and resources and fees are absolutely guaranteed. 3. The environmental protection industry is the industry most closely related to the property management service industry. In order to encourage the development of environmental protection industry, the state has issued a series of relevant preferential policies. Property management enterprises also have a unique advantage in entering the environmental protection industry. Establish a regional sewage treatment center (station). With the progress of people's living standards, the ecological environment will be more and more recognized by people, and the environmental protection community will be favored by consumers. It will be a huge potential market to build a regional sewage treatment center in the form of charging and reuse the treated sewage as non-drinking water. Establish a regional recycling center for used household appliances and electrical appliances. With the country's attention to environmental protection and the progress of people's awareness of environmental protection, the recycling industry of used household appliances and electrical appliances will become a new industry. Establish a regional garbage sorting and processing center. Garbage sorting industry is also a new industry to be developed. 4. Establish a regional logistics distribution center. Logistics distribution is an important symbol and service means of modernization and informatization of life. As long as the property management service enterprises add one or two links to the existing community governance framework, they can form community logistics distribution (hardware and electricity, daily necessities) in a short time, bringing convenience to businesses and residents. 5. Establish an information-based community service center. The 21th century is an era of knowledge and information. Property management service enterprises have entered the information service field around the center of community service, set up a regional community service network platform, and provided all-round and all-weather services for community residents by using information technology. For example, cleaning companies expand domestic service industry. Objectively speaking, property management service enterprises have a unique advantage and favorable premise in terms of resources when they enter the field of information services. 6. Develop community tourism services. Community tourism has great market potential,