jacob grant · like strategic businesses. by making business-savvy decisions ... our unique...

JACOB GRANT PROPERTY MANAGEMENT KIT

ldquoWe have used Jacob Grant Property Management for

the last two years Wersquove been extremely pleased

with their professionalism and their immediate

attention to detail regarding our apartments Jacob

Grant has kept our apartments near 100 occupancy

during this time We highly recommend them to

anyone and appreciate them deeplyrdquo

Allen amp Jenn Ruggles

CONTENTSIntroduction 3

Rental Property Marketing 6

Tenants 7

Property Maintenance 8

Inspections 9

Accounting 10

Goals Directed Management 10

FAQs 12

IntroductionARE YOU LEAVING MONEY ON THE TABLE IN YOUR RENTAL PROPERTIESLetrsquos do something about that

Most real estate investors and property owners have

opportunities to grow their revenue in ways theyrsquove never even

considered Theyrsquore missing out Why Because they buy and

manage their rental properties like traditional landlords

We offer a different approach

We help our clients invest in and manage their rental properties

like strategic businesses By making business-savvy decisions

and continually improving their properties we drive up their

long-term returns and property values (And drive down their

day-to-day stress)

Whether yoursquove gotten into real estate because you want more

freedom you want a legacy or yoursquore ensuring your familyrsquos

security learn how our unique approach can help you achieve

your vision

Services to Improve Your Long-Term Returns

MANAGE AND ENHANCE YOUR PORTFOLIOWe manage each property like a business so you can improve

your cash flow and property value You can expect creative

revenue building strategic budgeting detailed accounting

regular inspections to increase equity in your property and

much more

ASSESS YOUR PORTFOLIO Are your properties operating at their optimum performance

Could your money perform better elsewhere From creating a

property management scorecard to evaluating your financing

to offering holdsell analysis we can help you make informed

decisions

GROW YOUR PORTFOLIOWhether yoursquore interested in buying or building wersquoll help you

evaluate your options If yoursquore buying wersquore here to guide you

from goal setting to closing If yoursquore building wersquoll consult with

you on how to get the highest rental return per square foot

SMART TARGETED ADVICEYou receive strategic advice to improve your portfoliorsquos value and cash flow

EXCEPTIONAL USE OF YOUR TIMEOur approach allows you to make strategic decisions but avoid daily hassles

ONGOING PEACE OF MIND You have a team that gets your vision eases your stress and is continually improving your propertyrsquos performance

A BETTER CHANCE AT FINANCIAL PROSPERITYMany of our clients have achieved significant value and wealth creation

Why Choose Jacob Grant

Letrsquos find opportunities to grow your revenue

Call for a free consult today (208) 522-3138 or supportjacobgrantcom

3JACOB GRANT PROPERTY MANAGEMENTCall for your free consult (208) 522-3138

We serve a range of clients from successful

entrepreneurs-turned-real estate investors who

want to make smart decisions to long-time

property owners who love the idea of a more

objective approach to running their properties

But we arenrsquot the right fit for everyone

We tend to be the best fit for those with a

strategic business mindset

STRATEGIC BUSINESS MINDSET TRADITIONAL LANDLORD MINDSET

INVESTMENT MINDSET Long-term Considers cash flow streams over five to 10 years

Short-term Focused on cash flow streams over the next 12 months

REVENUE MINDSET Rent and revenue are variable they can be influenced during key points in the tenant cycle

Rent and security deposit are fixed theyrsquore set by the market

PROBLEM SOLVINGAPPROACH

Flexible and focused on continual improvement

ldquoWersquove always done it this wayrdquo

EXPENSES Expenses should be managed (to create more cash flow and predictable results)

Expenses should be avoided

ACCOUNTING Transparency down to the individual invoice

Reporting is vague

APPROACH TO REPAIRS

Proactive and preventive (maintenance stabilizes value and enhances revenue opportunities)

Reactive

CUSTOMER SERVICE FOR RENTERS

It builds loyalty mdash it reduces turnover expenses increases rent revenue and attracts trustworthy tenants

Customer service should be minimized to avoid expenses

HOW THEY SEE THEIR ROLE

Hands off Finger on the pulse of the business

Hands on Want to be involved in every detail and decision

HOW THEY DEFINE SUCCESS

Increasing profitability over time while increasing property value

Feeling good because they got the most they could from today

DO YOU HAVE A STRATEGIC BUSINESS MINDSET

Does this sound like you

Introduction


YOU HAVE VISION SO DO WE

MEET JAKE DURTSCHI OUR FOUNDEROur unique business approach to property management starts with our

founder Jake Durtschi Jake began investing in Idaho real estate in 2002

after extensive research The first few properties Jake took on as an investor

had huge issues with deferred maintenance

Jake realized early on that many property managers were getting by

with a short-term mindset They didnrsquot see what their properties

could be They were missing out on returns because they didnrsquot

want to spend a dollar today to make two tomorrow

Jake managed every detail of his properties in the beginning

learning the ins and outs of how to manage for long-term

growth As he began to conceptualize Jacob Grant Property

Management he analyzed what others were doing too

ldquoIrsquom naturally curiousrdquo Jake shares ldquoIrsquom continually

looking at how other management companies

apartment communities and even individual owners are

managing their own assets Itrsquos given me special insight

into where people make moneyrdquo

One of Jakersquos strengths is visualizing what your properties could

look like As an investor himself he understands the big picture

He can help you make the connection between rental decisions

(such as lease terminations or maintenance) and your profit and

loss statement

Jake has built a skilled and friendly team to guide you through real

estate investing and property management Hersquos committed to

ensuring his employees are engaged because attitude is contagious

Yoursquoll notice a clear difference in your interactions with us - from our

communication with you to the strategic counsel we offer

Jake is a Certified Property Manager (CPM) licensed by the Institute

of Real Estate Management (IREM) and a licensed realtor in Idaho

You can rest easy yoursquore getting expert advice

Introduction

Today Jake brings his unique vision to you

Learn the ins and outs of how wersquod run your real estate business in the following pages

To explore how we can assess or grow your portfolio call us today (208) 522-3138


Jacob Grant Property Management markets properties

according to investment goals With a typical portfolio vacancy

rate of 3-4 investors can rest assured that industry best

practices are being used to market your property and rent it as

quickly as possible

BEST PRACTICES IN MARKETING

MARKET RENT

One of the most important factors in renting your property

quickly is setting the rental rate ldquojust rightrdquo If rent is set too

high vacancy expense skyrockets If it is set too low there is

lost income opportunity

EXPOSURE

The best marketing uses the least amount of funds to create

the most qualified traffic Properties that are vacant or are

on notice to be vacant shortly are marketed aggressively

This improves the number of prospective tenants looking at

the property Your rental property will be immediately placed in

front of hundreds of prospective tenants on multiple free and

paid Internet Listing websites and paid advertising platforms

Jacobgrantcom gives all mobile and desktop computer users

live access to listed properties Listings include pictures

virtual tours utilities information pet information and full

descriptions of the property

AVAILABILITY

The targeted market for filling your rental property are

responsible prospective renters that often times have jobs

In order to target people that have 9-5 jobs availability

must include times that are convenient for them Telephone

answering services are available until 6pm weekdays and

include Saturday hours Evening and weekend email response

is available until 8pm

ATTRACTION

When marketing the rental property quantity is important

but quality of the lead is even more important Is marketing

in front of prospective renters that are likely to be highly

qualified Marketing is web based targeting mobile and

desktop users on jacobgrantcom and Internet Listing Sites

with the highest conversion of well qualified tenants

MARKETING STRATEGY DETAILS

1 Mobile responsive website gives prospective tenants

anytimeanywhere access to available properties

2 Discounted marketing advertising across Google AdWords

Internet Listing Sites and targeted social media platforms

bulk purchased at a discount of $65

3 Virtual tours and pictures

4 Craigslist ads

5 Market prior to vacancy

6 Yard signs

7 After hours showings

8 Incentive programs target prospective tenants with

excellent credit

9 Renew leases 90 of our tenants rent the same property

for over 12 months

Rental Property MarketingRENTAL PROPERTY MARKETING


Positive Outcome PAYS RENT ON TIME

FOLLOWS LEASECARES FOR PROPERTY

BROKEN LEASEDRUGS

LATE RENT DAMAGE

SCREENING PROCESS Effective tenant screening processes increase the

likelihood that your property will be rented by quality

tenants thereby reducing turnover rates and increasing

cash flow An objective scoring system rates

bull Length of previous residency

bull Length of employment

bull Rent to income ratio

bull Credit score

bull Delinquency due to medical

bull Delinquency not due to medical

Several criminal and credit factors immediately disqualify

the prospective tenant

TURNOVER REDUCTIONHigh turnover works directly against owner financial

goals In fact the average cost of tenant turnover is

$1500-$2000 (see table) The Jacob Grant Property

Management System is designed to retain well-qualified

residents The minor expense of retaining a well-qualified

tenant is far less than the expense of turnover

TENANT RETENTIONbull Provide 5-star customer service

bull Answer and return phone calls within 24 hours

bull Accommodate prospective tenant schedule

bull Complete requested work orders quickly

and efficiently

bull Respond to tenant complaints

bull Honest and fair security deposit claims gives JGPM

a good reputation among local tenant market

bull Use ldquoabove classrdquo standards at turnover on

cleanliness and quality of repair

RENTAL HISTORY

EMPLOYMENT

TENANTS

Application Filter BACKGROUND CHECK

REFERENCES

CREDIT

Tenants

COST OF TURNOVER

ASSUMPTIONS AVERAGE

Average Rent $800

Average Loss Days $15

Average Concessions $150

Maintenance Hourly $35

Maintenance Average Hour to Turn a Unit 9

CALCULATIONS

Vacancy Loss $400

Marketing $200

Carpet Cleaning $100

Painting Cost $197

Appliance RepairReplace $292

Miscellaneous Maintenance Cost $141

Maintenace Labor $288

Housekeeping $71

TOTAL $1689

Information provided by httpmultifamilyinsidercom with local expense adjustment


Deferred maintenance can cause substantial financial impact

to your property value and your cash flow Preventative

responsive and emergency maintenance services position your

property to perform according to your financial goals

PRESENTATIONMaintenance impacts presentation of your home A clean

well maintained rental property attracts highly qualified

tenants A highly qualified tenant is more likely to reduce your

maintenance expense and is much less likely to experience

early termination of the lease agreement

PREVENTIONA preventive program reduces maintenance expense by an

estimated factor of 10 and keeps your property in better

condition Regular maintenance surveys are scheduled

bi-annually or quarterly You will have the option to include

regular fertilization furnace tune-up pest control and other

property services that reduce overall maintenance costs and

maximize the quality of your real estate investment

PROTECTIONRegular maintenance surveys emergency services and

drive-by reports protect your asset by reporting and addressing

problems prior to escalation which typically adds more cost

and causes discomfort for tenants which reduces renewal

rate In addition ongoing regular maintenance maximizes the

value of your real estate investment when you want to sell the

property

Property MaintenancePROPERTY MAINTENANCE

REDUCE EXPENSE BY AN

ESTIMATED FACTOR OF 10

WITH PREVENTION


Inspections are a vital part of meeting financial goals on real

estate investments Results give management guidance on

deferred maintenance potential lease violations and other

insights about your investment

PROPERTY MANAGER INSPECTIONSIn order to respect and increase the comfort of your high quality

tenants Property Manager Inspections are only scheduled when

a potential lease violation comes to our attention

FREQUENCY As needed

COST $0

PREVENTATIVE MAINTENANCE INSPECTIONS

A maintenance inspection is performed during tenancy

It can be scheduled on a bi-annual or quarterly basis on

the preventative maintenance plan The purpose of this

20-point inspection is to solve small maintenance issues

such as furnace filter replacement tub caulking and slow

water leaks prior to them becoming big problems provide

snapshot of potential lease violations and give a condition

report of the property

FREQUENCY Bi-annual or Quarterly

COST $35-$55 depending on sizeunit count

DRIVE-BY INSPECTIONSJacob Grant has designed and developed a mobile application

for iPhone and Android that is specifically built to give you

a curbside report of your property The one page pdf report

includes a report and pictures

FREQUENCY Intermittent or by request

COST $0 for intermittent or $49 per request

Jeff Anderson

ldquoWhen i became interested in building a real estate portfolio I contacted all the

local property managers Jake Durtschi at Jacob Grant Property Management stood

out because of his willingness to work with me so I could grow my portfolio faster

which resulted in a win-win for both of us

With Jacob Grant I stay very involved in major decisions quarterly reporting

and reviewing property inspections Yet I let them handle lease contracts

finding quality tenants and the day-to-day needs

Jake and his staff are very courteous in keeping me apprised of move outs and

other items that i have interest in Irsquove referred family and friends to Jacob Grant

and I will continue to do sordquo

InspectionsINSPECTIONS


Accounting

ACCESS TO FINANCIAL

RECORDS

In addition to providing monthly detailed and customizable

reports detailing transactions on rental properties there are

several accounting services provided These services are

designed to protect owner funds and tenant funds from misuse

theft and comingling

bull Monthly statement with online access

bull Separate bank account for operating funds

bull Separate bank account for tenant security deposits

bull Bi-monthly security deposit balance

bull Third party reconciliation

bull Fidelity Bond protects funds up to $100000

There have been several local and state level stories in

which property managers or companies mismanage funds

The problem is not typically theft The problem is usually

competency Mishandled or co-mingled funds can lead to

substantial loss in investorrsquos security deposits or reserves

The common thread is that the property manager is able to

hide the loss by covering it with other assets

Avoid becoming a victim by knowing how your funds are held

and what practices are being implemented to protect funds

related to your rental property

When management begins all investors are given the

opportunity to detail their financial goals in the format of

an annual budget This process clarifies expectations and

becomes the first step in specifically meeting owner goals

Once these financial goals are created they are referenced

once each quarter Goals are referenced in a ldquoGoals Versus

Actualsrdquo report that analyzes financial performance compared

to the budget This process increases communication

and accountability and keeps property managers and

owners focused on the goal With the end in mind portfolio

performance improves substantially

Goals directed management also provides investors with

a projection tool to create a detailed roadmap in moving

forward with other real estate investments With historical

data on different types of property investors can project likely

performance on prospective real estate investments in order to

determine whether the investment fits with investor goals

ACCOUNTING

GOALS DIRECTED MANAGEMENT


Accountability

Nathan amp Teresa Hancock

Goals directed management improves accountability and communication between property manager and owner Accountability to

bottom line performance creates measurable investment results The three results reviewed are total income total expenses

and net operating income This simple roadmap clarifies expectation and accountability and maximizes performance

ldquoWe hired Jacob Grant Property Management to manage our 82-unit

apartment complex We interviewed several people for this complicated

and demanding job and we decided on Jacob Grant Property Management

because of their professionalism and experience We have never regretted

our decision

Jake and his team have implemented many new ideas that have

improved the property and brought in good residents I highly

recommend Jacob Grantrdquo

ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD

Gross Potential Income $31545 $31545 $31545 $31545 $126180

VacanyNonpayment $1372 435 $96007

Effective Gross Income $30173 68 $30173

Operating Expenses $5256 -743 $5256

Net Operating Income $24917 258 $0 $0 $0 $24917

ANNUAL QUARTERLY MONTHLY

Gross Potential Income $126180 $31545 $10515

VacanyNonpayment $6309 $1577 $526

Effective Gross Income $119871 $29968 $9989

Operating Expenses $22712 $5678 $1893

Net Operating Income $97159 $24290 $8097

ACTUAL

BUDGET


WHAT IS THE INVESTMENT FOR PROPERTY MANAGEMENT

Would you rather have a 6 fee with half a monthrsquos rent for

a lease signing fee Or would you rather pay 10 of all rent

collected

EXAMPLE

You have a house that rents for $800month

6 of rent for the year is $576

Lease signing costs $400 = $976

10 of rents = $960

With turnover typically being the largest expense in property

management do you want to pay your management company

to create more turnover Owners are responsible for the costs

of advertising This includes payment for internet advertising

and Internet Listing Sites Jacob Grant secures advertising at

a discounted rate That discounted rate gets passed to the

property owner

DO YOU OFFER DISCOUNTS FOR MULTI-PROPERTY PORTFOLIOSYes there is typically a discount for multiple properties

Other factors included are condition of the property type

location and owner goals Pricing ranges between 8 and 10

There is a completely different management structure and

pricing schedule for apartment communities that are above

100 units

WHAT ARE THE CONTRACT CANCELLATION TERMSWe guarantee your satisfaction There is no fee for

cancellation The contract can be canceled with 30 days of

written notice

WHAT DO YOU DO WHEN A TENANT MOVES OUTWhen we receive a 30 day notice for a tenant to move out

we begin marketing immediately This increased exposure

substantially decreases vacancy periods (we average 3-4

vacancy rate)

The business day after the tenant moves out we have a move

out inspection The move out inspection includes a detailed

report along with a video Repairs housekeeping and carpet

cleaning are scheduled immediately A short make ready period

is important in order to make walk throughs available as soon

as possible

The move out process includes a detailed financial statement

to the tenant that moved out detailing any charges for items

that are above ldquonormal wear and tearrdquo as defined by the Idaho

Landlord Tenant Handbook

WHAT DO YOU DO IF A TENANT DOES NOT PAY RENTWe serve a 3 day pay or quit notice as provided by Idaho Law

If we have not received rent within 3 days we provide the

landlord with recommendations to move forward to evict

This process is streamlined to leave you to make the decision

but out of the process

WHAT IS THE APPROVAL PROCESS FOR MAINTENANCEProperty managers are required to have written permission

in order to complete maintenance over a dollar amount

(See contract It is typically $200) The exclusion to this is

emergencies or health and safety concerns Examples include

a flooding basement or non-functioning heat during subfreezing

temperatures Owners will still see communication but if we

cannot contact you the work will still be scheduled in order to

keep the tenants safe

FAQS FAQs

Property Management Fee Schedule

No Standard Lease Signing Fee

MANAGEMENT FEE 10 LEASING FEE $0

MARKETING FUND $0 RENEWAL FEE $100

Minimum $100month


WHEN DO YOU PAY OWNERSFunds are dispersed to owners on the 15th of every month

In the event that the 15th is a weekend or a holiday funds will

be dispersed on the following regular bank day All funds are

dispersed via ACH into a checking account of your choice

WHAT ACCOUNTING DO YOU OFFERMonthly accounting is provided to owners after funds are

dispersed on the 15th You will see line item by line item

income and expenses on your monthly report You will receive

a copy of paid invoices as well as your monthly reserve

balance Additional reporting can be requested All 1099s are

paid out annually to vendors on behalf of owners Year-end

statements are provided to owners for tax purposes

DO YOU PROVIDE ACCESS TO ONLINE FINANCIAL STATEMENTSOwners have an ldquoOwnerrsquos Portalrdquo in which they can view all

of their financial statements at any time Sensitive financial

information is protected by a secure connection The secure

connection uses AES_256_CBC which is a 256 bit encryption

WHAT DO YOU DO WITH LATE FEESLate fees require owners to wait for their funds and property

managers to chase tenants for rent Therefore they are split

50-50

SHOULD I ALLOW PETS IN MY RENTAL PROPERTYPets are a difficult decision They have the potential

to do serious damage but if you refuse them you are

removing approximately 60 of the market Typically our

recommendation is to allow pets and remediate the risk by

holding a larger deposit The deposit is based on carpet

replacement cost Pets present the most risk to carpets

Even if you decide to accept pets there is a list of pets that

are not allowed because our liability policy and most policies

held by owners have exclusions with these dogs To see a list

of the breeds you can click on application requirements in the

prospective tenant section on jacobgrantcom

Jacob Grant has a pet application process and scoring system

that measures potential risk of the pet and cost risk if the pet

does damage There is additional deposit to help reduce this

exposure

Fair housing requires that service animals are allowed even in

ldquono-petrdquo housing Charging additional rent or security deposit

for a service animal is illegal If someone has a service animal

and completes the appropriate paperwork you will be notified

FAQs


WHAT ABOUT UTILITIESUtilities will be addressed when you sign a contract with Jacob

Grant Property Management A landlord agreement will be

created by the owner and listed as follows

Ownerrsquos name or company name

co Jacob Grant Property Management

490 Park Ave Suite 1

Idaho Falls ID 83402

These agreements decrease the cost of turning utilities on

and off and greatly reduces the risk of frozen pipes during

the winter

HOW LONG WILL IT TAKE TO RENT MY PROPERTYThere are many factors that go into renting your property

PRICE

When rental properties are over-priced they typically do not

rent quickly

CLEANLINESS AND REPAIR

Rental properties that are clean and in good repair show better

and therefore rent more quickly

SEASON

There are not as many people looking for rental properties in

winter months This smaller pool of renters reduces the speed

with which properties rent

During the spring and summer when rent is set correctly

properties will typically rent within 14 days of being advertised

Many times if we are marketing vacancies while the previous

tenants are still living in them they rent even more quickly

Note Jacob Grant Property Management uses Lease Targeting

as much as possible Lease Targeting means we change the

lease end dates according to the season If we are marketing

a rental property in November we will try for a shorter term

lease and sometimes we are even able to secure 15-18

month leases Though this is not always possible Lease

Targeting reduces your overall vacancy

WHAT SERVICES ARE OUTSOURCEDAll housekeeping handyman repairs plumbing electrical

and other services to your property are outsourced We use

multiple companies in each area as this increases speed and

quality of work This reduces property vacancy

Every company is required to sign a contract provide proof

of liability insurance and workers compensation and show

consistent professionalism with tenants They are also

required to provide quality repairs consistent with pricing

We typically donrsquot go with the very cheapest service in town

as the long term results are not beneficial to properties or

owners and typically increase liability risk in the case of injury

or damages

HOW OFTEN DO YOU CHECK ON THE PROPERTYBesides move-ins and move-outs there are multiple ways we

keep eyes on the property

DRIVE-BY INSPECTION REPORT

This report is exactly like it sounds It is a curbside report

that reports the appearance and condition from the exterior

Frequency is between monthly and quarterly Cost is 0 if

initiated by Jacob Grant Cost is $49 if requested by owner

MAINTENANCE SURVEYS

These maintenance inspections check on the major functions

of the interior and exterior of the home They are scheduled

2 3 or 4 times per year depending on what you decide on

your preventative maintenance plan Frequency is between

bi-annually and quarterly Cost is between $35 and $55

depending on size of property

PROPERTY MANAGER INSPECTION

These are not regular inspections as it can greatly

inconvenience and reduce comfort of high quality tenants

Property managers sometimes deem these necessary when

other violations are present Frequency is as needed

Zero cost

FAQs


FAQs

HOW DO YOU HANDLE ldquoBAD TENANTSrdquoWhen a tenant violates the lease we follow up with a lease

violation This is a form that outlines the violation and

references the portion of the lease that is violated There is

an associated fee and sometimes follow up interior or exterior

inspection depending on the violation

Sometimes a neighbor will know about a violation before we

do In the case that we receive information from a neighbor

we follow up with verification of the violation

WHAT TYPES OF PROPERTIES DO YOU MANAGEWe manage single family homes apartment complexes

4-plexes duplexes condos and townhomes In addition

we manage apartment communities

WHAT ARE YOUR CERTIFICATIONSWe are highly involved with the National Association for

Residential Property Managers (NARPM) and attend national

conferences to facilitate ongoing education and stay up-to-date

with industry best practices

We are also highly involved with the Institute of Real Estate

Management (IREM) This is a highly respected property

management education system which offers certifications

such as the Accredited Residential Manager (ARM) or the elite

Certified Property Manager (CPM)

Jacob Grant encourages all staff to take IREM classes through

pay increase incentive and scholarship support for financial

help We currently have one CPM on staff and others that

are on their way We believe education increases our ability

to meet ownerrsquos goals increases our professionalism and

maximize our potential

HOW DO YOU COLLECT AND STORE SECURITY DEPOSITSSecurity deposits are collected in guaranteed funds prior to

tenants receiving keys to the property Security deposit funds

are considered tenant funds until move out therefore the funds

are held in a separate escrow account This account is verified

and reconciled twice per month At move out the funds are

dispersed to pay qualified repairs and cleaning or dispersed

back to the tenant according to the lease and Idaho State Law

WHAT IS THE AVERAGE LENGTH OF TENANCYThere is a lot of variability in length of tenancy Typically there

are shorter occupancy periods in studios and 1 bedroom

apartments and in homes that rent for more than $1300

Our average occupancies are between 12 and 18 months

The longest occupancy periods tend to be associated with

properties that are between $700 and $1200 We see

occupancies that last 2-3 years regularly We have seen

tenants live in a studio apartment for 10 years and we have

had people live in a 6000 sqft home for 2 months These

situations are atypical and not the rule

WHAT RENT COLLECTION OPTIONS DO YOU OFFER TENANTSTenants can pay with a check money order cashierrsquos check

credit card debit card or ACH payment We accept almost

everything except cash The ldquono-cashrdquo policy protects

your funds

HOW MANY TENANTS HAVE YOU EVICTED IN THE LAST YEAROur eviction rate for tenants that we place is less than 1

For properties that we manage after someone else has placed

the tenants the eviction rate can be as high as 10 depending

on the screening procedures used prior to our management


THANK YOU

Thank you for taking the time to learn about Jacob Grant Property Management

Letrsquos find opportunities to grow your revenue Call for a free consult today (208) 522-3138 or supportjacobgrantcom

ldquoWe have used Jacob Grant Property Management for

the last two years Wersquove been extremely pleased

with their professionalism and their immediate

attention to detail regarding our apartments Jacob

Grant has kept our apartments near 100 occupancy

during this time We highly recommend them to

anyone and appreciate them deeplyrdquo

Allen amp Jenn Ruggles

CONTENTSIntroduction 3

Rental Property Marketing 6

Tenants 7

Property Maintenance 8

Inspections 9

Accounting 10

Goals Directed Management 10

FAQs 12











day-to-day stress)




your vision






much more





decisions
































Reporting is vague

APPROACH TO REPAIRS


Reactive












Introduction
























loss statement









Introduction









quickly as possible


MARKET RENT





EXPOSURE












AVAILABILITY








ATTRACTION














4 Craigslist ads


6 Yard signs



excellent credit


for over 12 months





BROKEN LEASEDRUGS

LATE RENT DAMAGE








bull Credit score















and efficiently






RENTAL HISTORY

EMPLOYMENT

TENANTS


REFERENCES

CREDIT

Tenants

COST OF TURNOVER

ASSUMPTIONS AVERAGE

Average Rent $800





CALCULATIONS

Vacancy Loss $400

Marketing $200


Painting Cost $197




Housekeeping $71

TOTAL $1689

























property




WITH PREVENTION









FREQUENCY As needed

COST $0


















Jeff Anderson













Accounting

ACCESS TO FINANCIAL

RECORDS







































ACCOUNTING



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU













day-to-day stress)




your vision






much more





decisions
































Reporting is vague

APPROACH TO REPAIRS


Reactive












Introduction
























loss statement









Introduction









quickly as possible


MARKET RENT





EXPOSURE












AVAILABILITY








ATTRACTION














4 Craigslist ads


6 Yard signs



excellent credit


for over 12 months





BROKEN LEASEDRUGS

LATE RENT DAMAGE








bull Credit score















and efficiently






RENTAL HISTORY

EMPLOYMENT

TENANTS


REFERENCES

CREDIT

Tenants

COST OF TURNOVER

ASSUMPTIONS AVERAGE

Average Rent $800





CALCULATIONS

Vacancy Loss $400

Marketing $200


Painting Cost $197




Housekeeping $71

TOTAL $1689

























property




WITH PREVENTION









FREQUENCY As needed

COST $0


















Jeff Anderson













Accounting

ACCESS TO FINANCIAL

RECORDS







































ACCOUNTING



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU






















Reporting is vague

APPROACH TO REPAIRS


Reactive












Introduction
























loss statement









Introduction









quickly as possible


MARKET RENT





EXPOSURE












AVAILABILITY








ATTRACTION














4 Craigslist ads


6 Yard signs



excellent credit


for over 12 months





BROKEN LEASEDRUGS

LATE RENT DAMAGE








bull Credit score















and efficiently






RENTAL HISTORY

EMPLOYMENT

TENANTS


REFERENCES

CREDIT

Tenants

COST OF TURNOVER

ASSUMPTIONS AVERAGE

Average Rent $800





CALCULATIONS

Vacancy Loss $400

Marketing $200


Painting Cost $197




Housekeeping $71

TOTAL $1689

























property




WITH PREVENTION









FREQUENCY As needed

COST $0


















Jeff Anderson













Accounting

ACCESS TO FINANCIAL

RECORDS







































ACCOUNTING



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU

























loss statement









Introduction









quickly as possible


MARKET RENT





EXPOSURE












AVAILABILITY








ATTRACTION














4 Craigslist ads


6 Yard signs



excellent credit


for over 12 months





BROKEN LEASEDRUGS

LATE RENT DAMAGE








bull Credit score















and efficiently






RENTAL HISTORY

EMPLOYMENT

TENANTS


REFERENCES

CREDIT

Tenants

COST OF TURNOVER

ASSUMPTIONS AVERAGE

Average Rent $800





CALCULATIONS

Vacancy Loss $400

Marketing $200


Painting Cost $197




Housekeeping $71

TOTAL $1689

























property




WITH PREVENTION









FREQUENCY As needed

COST $0


















Jeff Anderson













Accounting

ACCESS TO FINANCIAL

RECORDS







































ACCOUNTING



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU







quickly as possible


MARKET RENT





EXPOSURE












AVAILABILITY








ATTRACTION














4 Craigslist ads


6 Yard signs



excellent credit


for over 12 months





BROKEN LEASEDRUGS

LATE RENT DAMAGE








bull Credit score















and efficiently






RENTAL HISTORY

EMPLOYMENT

TENANTS


REFERENCES

CREDIT

Tenants

COST OF TURNOVER

ASSUMPTIONS AVERAGE

Average Rent $800





CALCULATIONS

Vacancy Loss $400

Marketing $200


Painting Cost $197




Housekeeping $71

TOTAL $1689

























property




WITH PREVENTION









FREQUENCY As needed

COST $0


















Jeff Anderson













Accounting

ACCESS TO FINANCIAL

RECORDS







































ACCOUNTING



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU





BROKEN LEASEDRUGS

LATE RENT DAMAGE








bull Credit score















and efficiently






RENTAL HISTORY

EMPLOYMENT

TENANTS


REFERENCES

CREDIT

Tenants

COST OF TURNOVER

ASSUMPTIONS AVERAGE

Average Rent $800





CALCULATIONS

Vacancy Loss $400

Marketing $200


Painting Cost $197




Housekeeping $71

TOTAL $1689

























property




WITH PREVENTION









FREQUENCY As needed

COST $0


















Jeff Anderson













Accounting

ACCESS TO FINANCIAL

RECORDS







































ACCOUNTING



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU

























property




WITH PREVENTION









FREQUENCY As needed

COST $0


















Jeff Anderson













Accounting

ACCESS TO FINANCIAL

RECORDS







































ACCOUNTING



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU










FREQUENCY As needed

COST $0


















Jeff Anderson













Accounting

ACCESS TO FINANCIAL

RECORDS







































ACCOUNTING



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU



Accounting

ACCESS TO FINANCIAL

RECORDS







































ACCOUNTING



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU



Accountability









our decision




ACCOUNTABILITY

Q1 BUDGETVARIANCE

Q2 BUDGETVARIANCE

Q3 BUDGETVARIANCE

Q4 BUDGETVARIANCE

YTD












ACTUAL

BUDGET





collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU






collected

EXAMPLE




10 of rents = $960







property owner






100 units



written notice




vacancy rate)






as possible


















FAQS FAQs





Minimum $100month



















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU




















50-50















exposure





FAQs











the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU












the winter


PRICE


rent quickly




SEASON


























or damages








MAINTENANCE SURVEYS












Zero cost

FAQs


FAQs















































your funds






THANK YOU



FAQs















































your funds






THANK YOU



THANK YOU



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