Landlording on Autopilot - Amazon Web Servicesgildan-bonus-content.s3.amazonaws.com/GIL2470_Land...Again, we will NOT send people over to knock on your door and see the inside of your

LANDLORDING ON AUTOPILOT

A SIMPLE, NO-BRAINER SYSTEM FOR HIGHER PROFITS,

LESS WORK, AND MORE FUN

(DO IT ALL FROM YOUR SMARTPHONE OR TABLET!)

SECOND EDITION

BY MIKE BUTLER

Contents

Table 1.1 3

Figure 2.1 4

Figure 7.1 5

Figure 7.2 6

Google Street View Photos 7

Figure 10.1 9

Figure 11.1 10

Figure 11.2 11

Inherited Tenant Info Form 12

Figure 15.1 13

Move-Out Inspection Photos 14

Receipt of Notice to Vacate 19

Example of Bad Background and Fonts 21

“What’s In It For Me?” 22

Business Card Today 23

Back Side of Business Card 23

Excerpt from 18-Page Guide 24

4 Corner Photo Shoot 25

159-Point Rent-Ready Checklist 25

Marketing-Photo Tips 26

Open Camera Icon 26

Google Voice Account 27

Yard Sign 28

Key Tags 29

Peel ‘n’ Stick Calendars 30

Door Hanger Card 31

Sample Coffee Mugs 32

Sample Bus Bench 33

Sample TV Ads 34

Holiday Rent Coupon 35

Figure 18.1 36

GPS Phone Tracker 37

Federal, State, and Local Laws 38

Figure 24.1 39

Appendix A 40

Appendix B 48

Trim Size: 7.375in x 9.25in Butler c01.tex V1 - 02/09/2018 10:51am Page 6

�

� �

�

Table 1.1 Real Estate Investing 101

BUSINESS “INVEST”-ing

• TAXED as “Earned Income”

• Higher Income Tax Rate

• Creates CHUNKS of CA$H Now

• Buy Low and Sell Now for Profit Now

• Flippers (dolphins)

• Wholesale

• Whole-Tail

• Retail

• Real Estate Agents

• YOU Do Stuff to Get Paid (JOB)

• If You STOP Moving . . . No Income

• NO Depreciation Benefit

• NO Installment Sale Benefit

• NO 1031 Tax-Deferred Benefit

• Business Side is NOT Investing

• TAXED as “Passive Income”

• Lower Income Tax Rate

• BUY and HOLD—rentals

• Direct Auto-Deposits

• Income Because You Own It!

• HUGE Tax Benefits! (depreciation)

• 1031 Tax-Deferred Exchange—defers CapitalGains Income Tax

• Installment Sale Benefit

• Tax-Free Profit and Income for Life!

• (self-directed ROTH IRA)

3


�

� �

�

FIGURE 2.1 Life Cycle of Your Tenant

4


�

� �

�

FIGURE 7.1 Quick review of the Front Page of Your Rental Application

5


�

� �

�

FIGURE 7.2 Back Page of Your Rental Application

6


�

� �

�

7

Here’s an example of when the neighborhoods do not match. Here’s your rental.

Here’s where they live now.

Google Street View Photos


�

� �

�

Or what if they live here?

8


�

� �

�

FIGURE 10.1 Rental Agreement

9


�

� �

�

FIGURE 11.1 Example of Oversized Pad for Outside AC Unit

10


�

� �

�

FIGURE 11.2 Look Mom! No Seams!

Bedroom

Bedroom BedroomLiving Room

Cabinets

Kitchen

TUB

Closets Hall

Bath Utilityw/d

3 Bedroom Single Family – One Floor

11

http://ebarnett.com


�

�

�

INHERITED TENANT INFO FORMAddress: ___________________ Date: ___________________Tenant Name: ___________________ Phone: ___________________SSN: ___________________ DOB: ___________________Monthly Rent: $ ___________________ Security Deposit: $ ______________ Occupants: ___________________ DOB: ___________________(Name and Number)___________________ DOB: ______________________________________ DOB: ______________________________________ DOB: ___________________Moved-In Date: ___________________ Phone: ___________________Rental Agreement: ___________________ Expire date: ___________________Emergency/Alternate Contact: ___________________Remarks: __________________________________________________________

12


�

� �

�

FIGURE 15.1 Trespassing Notice

13

http://BanditSigns.com


�

�

�

Here are some Move-Out Inspection Photos from a nine-year resident:

14


�

� �

�

15


�

� �

�

16


�

� �

�

17


�

� �

�

18


�

� �

�

This Is Page 1From: ___________________________________________________________

RECEIPT OF NOTICE TO VACATE

TO: ___________________ DATE: __________________________________________________________________________________________________________________

RE: Tenancy at: ______________________________________This letter is confirmation that we received notice of your intent to vacate

the home you are now renting at: ______________________________________ before___________________, 20___________________.

SECURITY DEPOSIT: In order to prevent any misunderstanding regardingyour refund, move out instructions and procedures are enclosed.

MOVE OUT INSPECTION: Please go online to our website to contact ouroffice at least three to five days in advance of the exact date and time you will becompletely moved out in order to schedule your Move Out Inspection.

UTILITIES: Please make arrangements to transfer the billing of utilities to thefirst business day after your Move Out Inspection has occurred.

You Can Earn Cash to Help with Your Moving Expenses! It is very impor-tant to keep your home looking its best as prospective Tenants may be riding by yourhome. There will be NO Open House showings. If someone knocks on your door,Do NOT allow them in your home. Only a Preapproved Applicant, with your per-mission and coordinated appointment may be invited to see the inside of your homebefore you move out. If this pre-approved applicant decides to rent your home, youwill EARN some big bucks for your help. Help us find a great resident like yourselfto earn your referral fee. Be sure to tell friends at work, church, and any clubs orassociations. We may also place a Yard Sign to help you earn the referral fee.

IMPORTANT: We will NOT send people by to see the inside of your home. We willinform prospective Tenants that your home is scheduled to be available by the dateyou have listed above. We inform people of the address to allow them to ride by.Again, we will NOT send people over to knock on your door and see the inside ofyour home without your permission.

THANKS & GOOD LUCK WITH YOUR MOVE!

Property Manager

19


�

� �

�

I know things are getting ready to get busy; but, if you get a chance, could youplease fill out the enclosed survey and return it promptly, as we value your commentsand suggestions. Attached you will find your Move Out Instructions, Price List, andyour Survey.

Resources Needed

Now you can do all of this 100% paperless:

• Print to PDF all of the forms of Mike’s Move-Out System

• Email and text the four-page Move-Out Package to the resident who is moving

20


�

� �

�

(Created by Mike Butler as an example)

21


�

� �

�

22

"What's In It For Me?"


�

� �

�

23

Business Card Today

Back Side of Business Card


�

� �

�

24

Excerpt from 18-Page Guide


�

� �

�

EXTERIOR

4 Corner Photo Shoot

4 Corners & Fencerows

Photo 5Stand other corner rear &

photo rear and side of home

Photo 4Stand in back yard to photo

side and rear of house

Photo 3(Side of House and RearYard including Fencerow)

Photo 5Good shot of rear yard with side of house in shot. Please include

fence row

Photo 1

Photo 2

25

4 Corner Photo Shoot

159-Point Rent-Ready Checklist


�

� �

�

26

Marketing-Photo Tips

Open Camera Icon


�

� �

�

27

Google Voice Account


�

� �

�

28

Yard Sign


�

� �

�

29

Key Tags

http://QueensBoro.com


�

� �

�

30

Peel ‘n’ Stick Calendars


�

� �

�

31

Door Hanger Card


�

� �

�

32

Sample Coffee Mugs


�

� �

�

33

Sample Bus Bench


�

� �

�

34

Sample TV Ads


�

� �

�

35

Holiday Rent Coupon

Trim Size: 7.375in x 9.25in Butler c18.tex V1 - 02/09/2018 7:30pm Page 172

�

� �

�

FIGURE 18.1 Homemade Security Sign

36

Trim Size: 7.375in x 9.25in Butler c18.tex V1 - 02/09/2018 7:30pm Page 176

�

� �

�

37

GPS Phone Tracker


�

� �

�

38

Federal, State, and Local Laws


�

� �

�

FIGURE 24.1 OVERHEAD COST COMPARISON – SFH vs, Apts

39

Trim Size: 7.375in x 9.25in Butler bapp01.tex V1 - 02/10/2018 4:15pm Page 237

�

� �

�

A P P E N D I X A

Recommended Resourcesfor Your Business

Congratulations and Welcome. Thetime is here to go 100% paperless in your business.

Here is my list of recommended resources for your real estate business. Somuch technology and most of them are free. Here are the tools I use in my realestate business plus additional tools many other investors are using.

FREE Investor Trainings for You• FREE Fair Housing training video for you and your staff. Go online to http://

askmikebutler.com/free-training/ (19 minutes).

• FREE Investor Training Webinars “POWER LUNCH Chalk Talks” happensevery Tuesday at 12 noon Eastern at www.MikeButler.com/PowerLunch.

FREE Forms from Mike ButlerAll the forms in this book are free for you to download 24/7. Go online to www.MikeButler.com/LLAPfreeForms

FREE Stuff from GooglePlay.com1. “ACR” (All Call Recording) cell phone app. It asks me after every phone

call if I want to save the recording of this phone call.

40

http://askmikebutler.com/free-training

http://askmikebutler.com/free-training

http://www.MikeButler.com/PowerLunch

http://www.MikeButler.com/LLAPfreeForms



�

� �

�

2. Financial Calculator does better than the old HP12c. This little freebie ispowerful. Now you determine loan payments, interest rates, and muchmore, including how to buy discounted notes and mortgages with thereturn you choose.

3. Open Camera allows you to set your resolution settings to be websitefriendly. This simply means low resolution and it does not eat up a lotof storage on your device. This app also allows you to put a name anddate/time stamp on every photo and video. Great for Move In Photos,Work Orders and Repairs, and Move Out photos.

4. Office Lens, made by Microsoft, allows you to use the camera on yoursmartphone as a Scanner to create PDFs.

5. Square turns your cell phone into a cash register! It allows you to takecredit card payments on the spot. Make sure you sign up properly andthey will send you a credit card scanner that plugs into the earphonejack on your smartphone. They will send you the scanner for FREE!(I carry it with me everywhere.)

6. PayPal—same as Square—you can also embed PayPallinks into your website for things like your Applica-tion Fee.

7. Voice Recorder turns your smartphone into an audiorecorder.Great for Personal Safety, too.

8. Home Advisor app allows you to search for prequalified contractors.Although I have never used their free service, I know many investorswho use it on a regular basis.

9. Get Google everything—Gmail, Google Calendar, Google Docs,Google Drive, Google Voice, Google Translate for your phone,laptop, and website, Google Forms, Google Sheets, and anythingelse you might like. Google Drive gives you 15 gigs of storage forfree in the cloud.

10. GOOGLE CALENDAR and REMINDERS—you can create additionalcalendars for different things.

• My personal calendar

• My business calendar

• Lawn Service Guy Calendar

• Maintenance Supervisor Calendar

• My Resident Manager Calendar

• My MikeButler.com LIVE Events Calendar

• YOU CAN ATTACH things to Each Event in Your Calendar!

41

http://MikeButler.com


�

� �

�

11. PDF and Document Signing Apps—there are many cell phoneapps offering this service for free. You want to get the cell phoneapp that you are most comfortable with and test it. Email your-self a PDF document and open the email on your smartphone.Then try to sign your name on it somewhere.

12. Home Depot, Lowe’s, and others

FREE Software for Your Desktopand Laptop

1. Last Pass is a powerful password tool. It isfree to install on your desktop and laptop.I paid for the upgrade and it now syncs every-thing across all of my devices, including mysmartphone and tablets. I think it is $24 yearfor this ultimate service.

2. Mighty Text for your desktop and laptop allowsyou to text message to one or more persons at thesame time and it saves all of your texts. You canalso add this to your smartphone and it all syncsacross all of your devices for free!

3. Team Viewer free version allows you to access your desktopfrom anywhere in the world with internet access. This is yourworkhorse to allow you to run your business with your smart-phone or tablet. You must keep your desktop turned on and youmust have Team Viewer running on your desktop in order toaccess it. The neat thing about this program is you get to seeyour desktop monitor just like you are sitting in front it, and it islightning fast!

4. Google Forms is a great FREE tool allowing you to create yourown forms and embed them into pages on your website. Takealmost any form you can think of and you can create it in yourGoogle Forms app within your Google Drive account.

42


�

� �

�

5. Cute PDF allows you to print anything to PDF.I use it every day in my business. You can down-load it at www.CutePDF.com.

6. eFax.com and MyFax.com. FREE Fax Service is a must today.Throw out your old Godzilla Fax Machine hooked up to yourphone line. Imagine sitting in front of your computer and youwant to fax something to someone. Just open the doc or PDF onyour computer, click “print” and select your eFax or MyFax justlike selecting your printer. Punch in their fax number and click“print” and away it goes to their fax machine.

7. Now it gets even better. Just imagine when someone sends youa fax, you get an email with the fax attached as a PDF and yourfree fax service saves it in your account online. NEVER again will you stand inyour office waiting for a fax to come in. Both of these services allow you to doX number of faxes per month for free. If you exceed their number, you will geta charged a small fee.

Very Cheap and Awesome MUST-Have Tools1. SaneBox is by far the best simple tool I have found to keep me

from getting buried in all of the emails coming at me every day,especially all of the spambot emails. You can get this service,which syncs across all of your devices, for a measly $24 a year.It has saved me hundreds and hundreds of hours. Thank you,Cory Boatright, for telling me about this big timesaver.

2. BlueRibbonBackUp.com Automatic Set It and Forget BackUp System.Unlimited devices and unlimited storage for all of your devices. This iswhat I use in my business, and it works! It costs $5.00 a month. Youmust have an offsite automatic backup system for all of your data.

43

http://www.CutePDF.com

http://eFax.com

http://MyFax.com

http://BlueRibbonBackUp.com


�

� �

�

Recommended Products and Services (not free)1. www.InvestorBooksPro.com Investor Books PRO System with Tenant Track-

ing. This is America’s Only Complete System for Real Estate using QuickBooksPro. This is a must for thousands of reasons, but simply put, it does your booksas you pay bills and make bank deposits. Tax Time is a BREEZE!

I use this very same system in my real estate business since I created itback in 1991. Registered users get free updates for life! You must have thedesktop version of QuickBooks PRO. Just a simple one-time investment. Thereare no recurring monthly fees or subscriptions. I can access it from anywherein the world as long as I have Internet access. This is POWERFUL and allowsyou to go 100% paperless.

2. Investor OnCarrot Website - FREE with your Gold Membership. This websiteis an absolute must for your real estate business. Voted America’s Best Websitefor real estate investors. I have partnered with owner Trevor Mauch, and haveput a deal together where you can get your powerful Investor Carrot websitefor FREE! You could go to his website and pay $49 monthly for your web-site, OR You Can Join our GOLD Membership for the same price. It’s only$49 a month and you get not only your Investor Carrot website for free, but aboatload more of Gold Member Benefits. Remember, I use this very same web-site in my business and you should too! Check it out. Sign up today at www.MikeButler.com/join.

Here are some of the free Investor Carrot websites used by investors allover the country. Check them out and you can see and get a feel about how itwill work for you.

44

http://www.InvestorBooksPro.com

http://www.MikeButler.com/join

http://www.MikeButler.com/join


�

� �

�

Vista Kentucky—www.VistaKy.com

Lewis Baldwin’s—www.BregPa.com

Tom Olmsted’s—www.PaintedLadyInc.com

Joanne Armstrong’s—www.AffordableDreamProps.com

Gary and Lynn Jernigan’s—www.JayLaneMgmt.com

Stan Bartley’s—www.StanleyHousing.com

Shawn Devought’s—www.DevoeRealty.com

Cally Overton’s—www.OldHatcheeProperties.com

Shari Frasure’s—www.WinchesterHomesForRent.com

Rodney Evan’s—www.RodneyBuysHouses.com

3. Rent Talk 11-minute video— This is a MUST-Havefor Your Rental Business—It does your New Ten-ant Orientation for you.

4. LandlordLocks.com. When I got started, it was avery expensive and royal pain in the butt baby-sitting door locks, deadbolts, and keys. Now Imake money with keys and door locks! TRUEStory! Ernie Riddle’s simple system allows you to play “musical locks” (musicalchairs) with your door locks and deadbolts. Check out the photos and detailson how his locks work. Give Ernie a call if you want to at 1-800-847-8729.

To change entry knob cylinders,simply insert the master/controlkey and rotate if ¼th turncounterclockwise to the 9:00o’clock position...

...and pull gently. Thecylinder will follow thekey out of the knob.

1.

Easy Three Step Lock Change

2.

3.Then, simply insert the master/control key into the new cylinderand rotate the key if ¼th turncounterclockwise. Slide the newcylinder into the knob and turnthe master control key ¼th turnclockwise to the 12:00 o’clockposition and remove the mastercontrol key.

w

45

http://www.VistaKy.com

http://www.BregPa.com

http://www.PaintedLadyInc.com

http://www.AffordableDreamProps.com

http://www.JayLaneMgmt.com

http://www.StanleyHousing.com

http://www.DevoeRealty.com

http://www.OldHatcheeProperties.com

http://www.WinchesterHomesForRent.com

http://www.RodneyBuysHouses.com

http://LandlordLocks.com


�

� �

�

5. Yard signs—David Alexander’s www.BanditSigns.com can take care of all of your yard sign andbanner needs, at great prices. Depending on thequantity of signs purchased, you can get great dis-counts the more you buy. I use these 18′′ × 24′′

corrugated plastic signs and I get many uses outof these signs.

6. Key Tags—hard plastic, bright yellow with foiledembedded text on each side. On one side is “WeBuy Houses! 896.2595 VistaKy.com”; and onthe back side is “We Rent Homes! . . . ” Call JohnByron at Prosperity Promotions (502) 416-7812.Contact John to get these awesome key tags. Hehas over 1,000 different key tags to choose from in different shapes, colors, andmore. PLUS he has everything in between and too much to list here. Ball caps,shirts, jackets, ink pens, bags, backpacks, and tons and tons more. I’ve beenusing John’s company for over 15 years and his products, pricing, and serviceare incredible. His website is www.ProsperityPromo.com.

7. Next Up is a little more expensive, but it is great, especially when usingAirbnb or HomeAway. It is my good friend and sharp investor DivyeshPanchal’s Key Bot system. This is the most current, state-of-the-artlockbox system I have ever seen. It costs a little more, but well worthit. Here is the link to get all of the details. www.MikeButler.com/KeyPlease. It costs about $9 a month and they give you this expensive

46

http://www.BanditSigns.com

http://www.BanditSigns.com

http://www.ProsperityPromo.com

http://www.MikeButler.com/KeyPlease

http://www.MikeButler.com/KeyPlease

http://VistaKY.com


�

� �

�

lock for free. It auto-changes the access code after every showing andyou can change the code from anywhere using your smartphone. Thisone is getting new updates all the time. So click the link shown in thissection to get all of the details. My friend, Divyesh is a genius.

8. Mike Butler Home Training Systems at www.MikeButler.com.

• TAX FREE Profit and Income For Life! (your Roth IRA)

• 5 Minute Trust System—Keeps your name and company name off publicrecords for your real estate and vehicles! Simple fill-in-the-blank HomeTraining System

• How To Buy WITHOUT Banks, Money, Credit, Private Lenders, orPartners!

9. Mike Butler LIVE Training Events

10. Invite Mike Butler to Speak at or Train your group

11. MikeButler.com/SMTR – is a brain-dead simple tool to pre-screen applicants,show your vacant unit and collect Rental Application Fee without any phonecalls! PLUS, Mike has a special gift for you All for a one time fee of $49 pervacant rental.

47

http://www.MikeButler.com

http://MikeButler.com/SMTR


�

� �

�

A P P E N D I X B

FORMS and More FORMS

WARNING! You MUST Read the Rules First!All of the forms found in this book are COPYRIGHTED.

RULE 1Because you’ve purchased “Landlording on Autopilot,” you have some very special exclusive rights. You have the exclusive permission to copy and “edit” these forms for your personal use and your own real estate business use. You can NOT copy these forms and share them with other investors. You bought this book; you get the exclusive right.

RULE 2This is very IMPORTANT and is NOT always highlighted in other publications for landlords. Most states have their own landlord/tenant laws. I’m telling you right now the forms I use in Louisville, Kentucky, most likely, will NOT work in California and New York. However, the ideas and concepts can probably be worked into your forms following your local landlord/tenant laws.

For example, I love getting my hands on another sharp investor’s lease or rental agreement. I review it in detail. If I find a paragraph or section I really like, I simply take the concept, or sometimes copy the entire section or paragraph and add it to my rental agreement. I’ve never taken someone else’s lease, change the landlord name or use it with my tenants. IT IS DANGEROUS to operate in this manner.

It is YOUR Responsibility to make sure your forms and content are in compli-

ance with your local landlord/tenant laws.

48


�

� �

�

How Do You Ensure Compliance?Get your own copy of your local landlord/tenant law. Odds are, you can get on thefirst available computer with a printer and go to google.com and enter “Your StateLandlord/Tenant Law.” Google should give you a list of websites containing youranswer. Just be super careful you get the REAL McCOY and not a TENANT GUIDE.Many tenant associations are creating their Tenant Friendly version of the landlord/tenant laws. Just make sure you get your government version.

I might be a tad bit brutal on these forms; but, just like my parents would crackour butts if it appeared one of us young kids did or would dart out into the street withtraffic, I feel the same parental obligation to cause you a little pain now to preventa huge train wreck down the road.

Examples of WHY to Make Sure

EXAMPLE 1In my town, landlords are required to disclose the BANK NAME, ACCOUNTNUMBER, and ADDRESS OF THE BANK where their security deposit money isbeing held. If I used another expert investor’s fill-in-the-blank lease, it may notcontain this information and I would get clobbered in court if I pursued legal actionagainst a tenant for damages.

EXAMPLE 2What little bit I understand about Pennsylvania’s landlord/tenant law involves lan-guage in the landlord’s lease. It must be simple, and I’ve heard comments aboutbeing “approved by the Pennsylvania Attorney General.” I don’t know the details ofthis, but I promise you if I operated in Pennsylvania, I sure would make it a priorityto understand all of this stuff.

EXAMPLE 3Almost all states require a “Pay or Quit Possession Notice” served to the tenant fromthe landlord BEFORE a landlord can file for an eviction in court. The danger for you,the investor, is the number of days notice and the language that must be contained

49

http://google.com


�

� �

�

in the form, along with how it is delivered to your tenant varies from state to state.Kentucky has a 7-Day letter. Ohio uses a 3-day letter, and so on.

Here’s the list of forms available to you for FREE.

1. Key Sign Out Form

2. Rental Application Form

3. Animal Application Form

4. Renters Insurance Form

5. Office ONLY – Move In Checklist

6. New Tenant Welcome Checklist

7. Office ONLY – Move Out Checklist

8. Mike’s Move Out Package System

9. Rental Agreement

10. Inherited Tenant Form

11. Receipt of Notice to Vacate Form

12. 159-Point Rent Ready Checklist

13. Door Hanger

14. Holiday Rent Coupon

15. EPA Booklet “Protect Your Family from Lead in Your Home”

16. Resident Reward All-Star Plan

17. Welcome New Resident Checklist Form

Download Your Free Formshttp://www.MikeButler.com/LLAPfreeForms

50


Documents

Landlording on Autopilot - Amazon Web Servicesgildan-bonus-content.s3.amazonaws.com/GIL2470_Land...Again, we will NOT send people over to knock on your door and see the inside of your