Great photos, a video tour and layout of each unit. Many times I have been able to rent a unit sight unseen because I had great documentation on hand.
Easy ways for the tenants to pay. I have an online service where tenants can log on an send an e check from the bank the same day the rent is due. I have a local PO Box with flexible drop off hours. Accepting credit cards are a great idea.
Several plumbers that are affordable, on call and quick responders. At one point last summer I had three emergencies simultaneously. I was able to get three plumbers on the scene fast which prevented further damage to the units. It is a plus if they can do HVAC.
Several affordable available handymen that can fix roofs, clean and haul debris, repair minor leaks, and clean gutters etc. They need to be quiet, accommodation and do good clean work.
A great realtor. My realtor and I meet periodically to discuss ideas. He is on top of the market trends. He also has access to resources ranging from handymen to lenders. He helps me find comps when I refinance. I always run ideas past him.
A great lease. It needs to be legal and complete. I have gone to court many times and the lease is the judge’s focus when there is a dispute.
A great painter. My painter is affordable. He does great touch up work and some wood repairs. He will polyurethane the floors, do artistic textures and replace window glass. He keeps my standard colors on hand and is quick on the scene between tenants to polish up the units.
A great cleaning service. I have been using the same cleaning service for 10 years. They bring their own materials and come in teams of three. I have a standard procedure between tenants. Before the painter comes, the cleaner cleans walls, ceiling, windows, baseboards, ceiling fans, light covers and every surface. People love clean. I call my cleaning service the “Swat Team”. They are fast and accurate.
Great banking relationships. I go into my bank in person so they see me making the big rental deposits and paying mortgages. They know me and keep me a breast of new offers from the bank. I am continually building relationships with lenders. When I need working capital, I have many people to call
An affordable used appliance store that does repairs. I buy exclusively from one store. She delivers, installs and repairs all my appliances inexpensively with just a phone call.
A great vinyl floor installer. Mine is clean, fast and cheap. A bright shiny floor is a big plus in a renters eyes.
A porcelain tub and sink refinisher. Nothing turns a prospective tenant off like a dingy stained tub or sink.
A great gardener. Mine does more than mow and blow. He trims and cultivates. He also fixes the sprinklers and keeps the limbs away from the roof. The exterior always looks great.
A real estate attorney. He needs to be very familiar with the local codes, and landlord tenant law. He should be expert on everything from sale contracts to how to get a conditional use permit.
A strategy for how to fill vacancies. I advertise in craigslist.com but also have ads in peoplewithpets.com and chbo.com and others. When a vacancy is coming up I post ASAP with a standard proven listing complete with photos and video.
A standard color palette and “look” for my units. We repeat the same lighting, colors, flooring and amenities from unit to unit. We are very trend conscious and follow a retro Pottery Barn look throughout.
Credit service to run reports. I like Apartment Owners Association. They have very affordable and in depth reports and publish a very informative news letter complete great resources too.
Standard policies. We have a list of house rules that come with the lease. They include pet policy, parking, noise etc.
