1. Lease Agreement Builder
A customizable Excel workbook designed to help landlords organize rental agreement information, manage editable lease clauses, and prepare a structured lease draft for further verification.
Tab 1: START HERE
Introduces the workbook's lease-building process, including the input form, modular clause library, state disclosure checklist, and generated lease draft. Explains the importance of checking local landlord-tenant laws and obtaining qualified legal guidance when necessary.
Tab 2: LEASE INPUT FORM
Provides organized input sections for landlord and tenant information, rental property details, lease duration, monthly rent, payment terms, deposits, fees, utility responsibilities, occupancy policies, pets, smoking rules, maintenance procedures, and move-in condition notes.
Tab 3: STATE DISCLOSURE CHECKLIST
Offers a structured framework for documenting state and local lease disclosure requirements. Includes fields for applicability, supporting information, source links, verification status, and disclosure text that may need to be incorporated into a lease or addendum.
Tab 4: CLAUSE LIBRARY
Contains editable lease clauses with inclusion toggles for topics such as late fees, repairs and maintenance, property entry, renewal or holdover, occupancy limits, smoking, parking, community rules, subletting, and utilities. Allows landlords to organize selected provisions while verifying their enforceability.
Tab 5: LEASE DRAFT OUTPUT
Provides a print-oriented lease draft layout that draws on information from the lease input form and selected clause library entries. Organizes key agreement sections covering parties, property details, lease terms, utilities, policies, move-in conditions, disclosures, and selected clauses.
Tab 6: CUSTOMIZATION GUIDANCE
Explains how to customize the workbook, maintain consistent terminology, work with editable clauses, and verify local legal requirements before finalizing a lease agreement.
2. Long-Term Rental Cash Flow Calculator
An Excel-based rental financial planning workbook designed to organize rental income and expense assumptions, estimate property cash flow, identify overlooked costs, and provide financial summary views.
Tab 1: START HERE
Introduces a five-step workflow for entering property details, rental income, fixed expenses, variable costs, and reserves. Defines important terms including cash flow, net operating income, vacancy, and reserves.
Tab 2: PROPERTY PROFILE
Records essential rental property information such as property type, unit count, market rent assumptions, expected rent changes, and supporting notes.
Tab 3: INCOME
Provides a rent-by-unit input structure for up to eight units, along with additional income categories including parking, pet rent, storage, laundry, and other sources. Includes vacancy assumptions and scheduled rental income calculations.
Tab 4: FIXED EXPENSES
Organizes recurring monthly obligations including mortgage principal and interest, property taxes, insurance, homeowner association fees, and owner-paid utilities.
Tab 5: VARIABLE + RESERVES
Accounts for operating costs such as repairs, maintenance, lawn care, pest control, tenant turnover, leasing fees, and property management. Provides separate maintenance and capital expenditure reserve inputs using fixed amounts or percentage assumptions.
Tab 6: CASH FLOW SUMMARY
Contains financial summary fields for effective gross income, fixed expenses, variable expenses, monthly net cash flow, net operating income, cash-on-cash return, break-even rent, and break-even occupancy. Also includes a month-by-month cash flow projection layout covering 12 months.
Tab 7: HIDDEN COSTS CHECKLIST
Provides a checklist for identifying frequently overlooked rental ownership expenses, including turnover costs, leasing expenses, CapEx reserves, maintenance allowances, management fees, utilities, HOA assessments, insurance deductibles, permits, and bookkeeping.
Tab 8: DASHBOARD
Presents a rental financial overview with key performance indicator fields for effective gross income, net operating income, monthly cash flow, vacancy, management fees, and a fixed-versus-variable expense breakdown.
3. Portfolio Growth Roadmap
A structured rental portfolio planning workbook designed to connect investment goals with acquisition funding requirements, financing readiness, property tracking, and operational planning.
Tab 1: START HERE
Introduces the roadmap workflow and outlines four portfolio development stages: first acquisition, two to three properties, four to six properties, and seven to ten or more properties. Explains how capital planning, financing, operations, and risk considerations may evolve as a portfolio grows.
Tab 2: GOALS
Helps establish target monthly cash flow, desired property count, acquisition pace, and risk tolerance. Includes a suggested portfolio growth stage based on the selected property target.
Tab 3: CAPITAL REQUIREMENTS
Provides an acquisition funding calculator with purchase price, down payment, closing costs, rehabilitation allowances, reserve months, operating expenses, and additional cash buffers. Organizes estimated capital needed for each planned acquisition.
Tab 4: ACQUISITION TIMELINE
Contains a rolling 12-month planning framework covering market research, financing preparation, property searches, acquisition, stabilization, and optimization. Includes a repeatable checklist addressing underwriting, financing, offers, inspections, closing, and leasing preparation.
Tab 5: FINANCING STRATEGY PLANNER
Provides a structured comparison and preparation checklist for financing methods including conventional loans, DSCR loans, portfolio loans, seller financing, and private or hard money. Includes a lender documentation checklist for financial records, property details, existing leases, insurance, and purchase documentation.
Tab 6: PORTFOLIO TRACKER
Provides a property-level tracking table for purchase prices, estimated current values, loan balances, monthly rental income, expenses, cash flow, and estimated equity. Includes portfolio summary fields for property count, total cash flow, average cash flow, and estimated equity.
Tab 7: TEAM BUILDER
Organizes contacts and notes for realtors, lenders, inspectors, property managers, maintenance professionals, attorneys, and accountants. Supports the development of a coordinated rental investment support network.
Tab 8: EXAMPLE
Includes an illustrative first-acquisition plan with market research, financing preparation, property search, closing, stabilization, and optimization milestones. Also provides example capital assumptions and financing considerations.
Supporting Worksheet: _LISTS
An internal workbook support sheet containing selectable categories used for risk tolerance, milestones, property types, financing choices, and contact statuses.
4. Rental Property Deal Analyzer
A property acquisition analysis workbook designed to organize financial assumptions for two potential rental investments and compare key financial performance indicators.
Tab 1: START HERE
Explains the deal analysis workflow and introduces financial evaluation terms including net operating income, capitalization rate, cash-on-cash return, simple ROI, and debt service coverage ratio.
Tab 2: DEAL INPUTS (Property A)
Provides a structured financial input form for the first property. Covers purchase price, rehabilitation budget, closing costs, down payment, interest rate, financing term, market rent, additional income, occupancy assumptions, property taxes, insurance, HOA fees, owner-paid utilities, management costs, maintenance, and reserves.
Tab 3: DEAL INPUTS (Property B)
Provides a corresponding input form for a second potential rental property, allowing the same acquisition, financing, income, and expense assumptions to be entered for comparison.
Tab 4: RETURNS OUTPUT
Contains calculated metric fields for monthly cash flow, monthly and annual net operating income, capitalization rate, cash-on-cash return, DSCR, break-even occupancy, total cash invested, mortgage payment, loan amount, effective income, operating expenses, and simple ROI.
Tab 5: COMPARISON VIEW
Organizes Property A and Property B results side by side, with comparison fields designed to identify which property performs more favorably for each metric based on the workbook's predefined criteria.
Tab 6: RED FLAGS CHECKLIST
Provides due-diligence prompts covering comparable rental rates, property inspections, major building systems, insurance and tax exposure, vacancy risk, HOA restrictions, and property title concerns. Includes fields for priority, verification evidence, status, notes, and red-flag identification.
5. Tenant Screening Checklist & Templates
A rental applicant screening workbook designed to support consistent documentation, applicant verification, reference checks, screening decisions, and communication throughout the rental application process.
Tab 1: START HERE
Introduces a structured seven-step tenant screening workflow covering applications, document collection, income verification, landlord references, scorecard completion, decision logging, and applicant communication. Includes a documentation checklist and reminders about applying screening criteria consistently under applicable fair housing requirements.
Tab 2: RENTAL APPLICATION
Provides a detailed applicant information form covering identification, contact information, current and previous residences, rental history, employment, income, personal references, occupants, pets, vehicles, emergency contacts, and authorization for relevant checks.
Tab 3: SCREENING SCORECARD
Contains a weighted screening framework for income verification, employment stability, rental history, references, credit checks, and background checks. Includes editable approval thresholds, scoring guidance, and a decision recommendation field.
Tab 4: INCOME VERIFICATION
Provides verification checklists for employer information, employment status, gross income, paystub documentation, and optional bank statements. Includes summary fields for verified income and rent-to-income assessment.
Tab 5: LANDLORD REFERENCE
Offers a structured landlord reference call script with questions about rental history, rent payments, property condition, lease compliance, notice periods, deposits, and willingness to rent to the applicant again. Includes a checklist of possible concerns and space for detailed notes.
Tab 6: DECISION LOG
Provides a centralized record for applicant names, submission dates, application statuses, total screening scores, decisions, missing documentation, notes, and follow-up dates.
Tab 7: COMMUNICATION TEMPLATES
Includes reusable applicant communication templates for approval, conditional approval, and denial. Provides guidance on neutral communication and includes a reminder about applicable adverse-action notice requirements when credit or background information influences a decision.
