Owners, Investors & Property Managers |
Information: Nice Homes Only provides services for home owners and Real Estate investors that
assist them in marketing their properties for lease or lease option as well as provide ancillary
services that assist in this function. We are not Real Estate Agents and we are not Property Managers
and do not provide these services. If you require Real Estate Agent or Property Management services
we are happy to recommend those that we have done business with. We are a marketing firm that
specializes in residential rentals and lease options, specifically toward the end of securing high
quality tenants for your property. As we are property owners ourselves, we understand the need for
speed, efficiency and thoroughness in regards to tenant acquisition and we treat each property as we
would our own. This works both ways, as we will only market those properties that we ourselves
could live in, hence, for us to accept a property, it must meet our criteria.
Main Services:
Rental Contract - Tenant Location:
Basic Service: Our basic service is locating a tenant in your property. As most owners know, this can
be a time consuming and costly phase of property ownership. Our aim is to make it as fast, efficient
and pleasant as possible. Our basic service includes a full package of actions and advertising such
as:
Photographs
Signs
Print Ads
Internet Ads
Cross Promotion
Guarantee
The Basic Service, which includes all of the above. We will actively market your property for 45 days
after which we will consult with you to determine what changes, if any, will be needed in terms to
successfully move your property. If we have not secured a suitable tenant at this time we will provide a
full report as to actions taken and the results. If you wish for us to continue marketing your property at
this point, we will work out a specific program and budget and will require that all further advertising
fees be paid by you in advance. All our other services will continue for no additional charge until we
find a suitable tenant at which point the final fee will become due.
There are additional fees for higher end properties as these tend to require additional advertising and
very specific advertising in publications targeted for the potential end user. Due to the amount of cross
promotion available for our houses we are able to capitalize on every advertising dollar for houses that
are similar. However, high end houses tend to be a lot more individual and hence do not usually
gather much cross promotion traffic .Houses over $500,000.00 in value are only affordable by an
increasingly smaller percentage of publics relative to the value of the house hence our fee scale
increases as house values go over this amount.
On occasion, we will locate a lease option tenant/buyer even though we are marketing the property as
a rental. In this case, the owner will be given the opportunity to accept the lease option contract and if
accepted the fee basis will switch those for a lease option contract retroactively.
Lease Option Contract: Tenant/Buyer Location:
We will do all the actions as described in the Basic Service plus any others that are found to be
successful in marketing your house for a lease option contract.
Therefore the basic fees for location of a lease option tenant/buyer will be twice (2X) that of locating a
rental contract tenant.
Tenant Referral Service:
We will list the particulars of your property and will send you tenant prospects that we acquire that are
looking for properties that match yours. This service does not include any of our other services and is
specifically for owners that wish to handle the majority of the work themselves. Other services may be
used in conjunction with this service.
Individual Services Description:
Property Inspection: Full inspection against checklist of entire house, including every room, every
appliance, each piece of equipment as well as exterior, garden and grounds. Write-up of any needed
repairs, problems or anything of note.
Photographs: Digital photographs of each room of the house (various shots), exterior and
surrounding areas. Usually between 30 to 100 photographs per house.
Signs: Signs placed in the yard or windows and surrounding area.
Print Ads: We are constantly running print ads in local publications. These are placed in the Review
Journal (Las Vegas' biggest newspaper, the Nifty Nickel newspaper (a low cost but high distribution
publication) as well as other publications depending on the types and numbers of houses we are
marketing.
Internet Ads: Specific ads for the house are placed on numerous websites. Paid websites are used -
we use whichever sites are getting the best results, such as www.rentals.com, www.fastrental.com,
www.rentalhouses.com etc. Also, houses are listed on numerous free websites, such as www.
craigslist.com, and others if they have any significant traffic. The sites we pick change according to
site traffic and effective returns. We also have our own web site (www.nicehomesonly.com ) and are
constantly working on directing traffic to it through all mediums as well as pay-per-click advertising.
Cross Promotion: There are numerous additional sources of leads for your property. Such as:
General advertisements in the newspapers
Signs all over Las Vegas.
Our own website.
Referrals from previous customers, contacts and other owners.
Prospects from other properties we are promoting.
Tenants that are upgrading to a newer or bigger house.
Background Checks: We insist that owners perform background checks on prospective tenants. We
work exclusively with a Private Investigator that accesses all public records and finds any litigation,
felonies, evictions, etc., that the person has been involved with. As this is an outsourced activity it is
billed separately and is not part of our fee. The cost for background checks is $75.00 per person. If
you accept them as a tenant, then you cover the cost of their background check(s). The reason we
operate this way is that prospective tenants are told that if they give full disclosure on their application
they will not be billed for the background check but if undisclosed information comes up and they are
rejected they will be liable for the cost of the background check. We do not recommend credit checks
for 2 reasons;
(1)Most people who are renting or interested in a Lease Option do not have good credit - otherwise
they would be buying, hence unnecessary to verify what is already assumed.
(2)We often promote “No Credit Checks” or for poor or bad credit as this sector of the market often has
decent cash flow but poor housing prospects and hence can be excellent tenants and/or Lease
Option prospects and of course we increase our prospect list dramatically by accepting this sector of
the market. With the background check we can usually screen out any potential hazardous tenants
such as those that have poor debt repayment records, involved in litigation as any bankruptcies, bad
debt suits etc show up.
Contracts: You may supply your own contracts or use any of our contracts. Before any contract is
presented to a tenant it must be approved by the house owner or property manager. Any contractual
arrangement is made between the tenant and owner or property manager. We will not assume liability
for contractual arrangements and it is the responsibility of both tenants and owners/property
managers to verify any contracts or other arrangements with legal counsel before approving and/or
signing documents.
Guarantee: We will guarantee any tenant we place for 90 days. If a tenant defaults on a lease or lease
option contract within the first 90 days of the contract, and the owner or property manager has
sufficient legal grounds to evict and wishes to do so, we will, at our cost, we will perform our tenant
finding services to the end of acquiring a new tenant that meets the owners or property managers
criteria. We will credit all payments previously made towards the cost of finding the new tenant, pro-
rated according to how long the tenant stayed in the property. Costs associated with contract defaults
after 90 days will be the responsibility of the owner or property manager.
Additional Services:
If required, we can recommend vendors for services for owners such as:
Carpet cleaning.
Carpet replacement.
Appliance repair, replacement or installation.
Repairs; Paint, plumbing, electrical, tiling, air conditioning, etc
Lawn and yard maintenance.
Pool care.
Evictions.
We hope we will have a chance to service you and help you be successful in your Real Estate
transactions. We are available to answer questions by phone, email or letter and would welcome your
inquiry.
assist them in marketing their properties for lease or lease option as well as provide ancillary
services that assist in this function. We are not Real Estate Agents and we are not Property Managers
and do not provide these services. If you require Real Estate Agent or Property Management services
we are happy to recommend those that we have done business with. We are a marketing firm that
specializes in residential rentals and lease options, specifically toward the end of securing high
quality tenants for your property. As we are property owners ourselves, we understand the need for
speed, efficiency and thoroughness in regards to tenant acquisition and we treat each property as we
would our own. This works both ways, as we will only market those properties that we ourselves
could live in, hence, for us to accept a property, it must meet our criteria.
Main Services:
Rental Contract - Tenant Location:
Basic Service: Our basic service is locating a tenant in your property. As most owners know, this can
be a time consuming and costly phase of property ownership. Our aim is to make it as fast, efficient
and pleasant as possible. Our basic service includes a full package of actions and advertising such
as:
Photographs
Signs
Print Ads
Internet Ads
Cross Promotion
Guarantee
The Basic Service, which includes all of the above. We will actively market your property for 45 days
after which we will consult with you to determine what changes, if any, will be needed in terms to
successfully move your property. If we have not secured a suitable tenant at this time we will provide a
full report as to actions taken and the results. If you wish for us to continue marketing your property at
this point, we will work out a specific program and budget and will require that all further advertising
fees be paid by you in advance. All our other services will continue for no additional charge until we
find a suitable tenant at which point the final fee will become due.
There are additional fees for higher end properties as these tend to require additional advertising and
very specific advertising in publications targeted for the potential end user. Due to the amount of cross
promotion available for our houses we are able to capitalize on every advertising dollar for houses that
are similar. However, high end houses tend to be a lot more individual and hence do not usually
gather much cross promotion traffic .Houses over $500,000.00 in value are only affordable by an
increasingly smaller percentage of publics relative to the value of the house hence our fee scale
increases as house values go over this amount.
On occasion, we will locate a lease option tenant/buyer even though we are marketing the property as
a rental. In this case, the owner will be given the opportunity to accept the lease option contract and if
accepted the fee basis will switch those for a lease option contract retroactively.
Lease Option Contract: Tenant/Buyer Location:
We will do all the actions as described in the Basic Service plus any others that are found to be
successful in marketing your house for a lease option contract.
Therefore the basic fees for location of a lease option tenant/buyer will be twice (2X) that of locating a
rental contract tenant.
Tenant Referral Service:
We will list the particulars of your property and will send you tenant prospects that we acquire that are
looking for properties that match yours. This service does not include any of our other services and is
specifically for owners that wish to handle the majority of the work themselves. Other services may be
used in conjunction with this service.
Individual Services Description:
Property Inspection: Full inspection against checklist of entire house, including every room, every
appliance, each piece of equipment as well as exterior, garden and grounds. Write-up of any needed
repairs, problems or anything of note.
Photographs: Digital photographs of each room of the house (various shots), exterior and
surrounding areas. Usually between 30 to 100 photographs per house.
Signs: Signs placed in the yard or windows and surrounding area.
Print Ads: We are constantly running print ads in local publications. These are placed in the Review
Journal (Las Vegas' biggest newspaper, the Nifty Nickel newspaper (a low cost but high distribution
publication) as well as other publications depending on the types and numbers of houses we are
marketing.
Internet Ads: Specific ads for the house are placed on numerous websites. Paid websites are used -
we use whichever sites are getting the best results, such as www.rentals.com, www.fastrental.com,
www.rentalhouses.com etc. Also, houses are listed on numerous free websites, such as www.
craigslist.com, and others if they have any significant traffic. The sites we pick change according to
site traffic and effective returns. We also have our own web site (www.nicehomesonly.com ) and are
constantly working on directing traffic to it through all mediums as well as pay-per-click advertising.
Cross Promotion: There are numerous additional sources of leads for your property. Such as:
General advertisements in the newspapers
Signs all over Las Vegas.
Our own website.
Referrals from previous customers, contacts and other owners.
Prospects from other properties we are promoting.
Tenants that are upgrading to a newer or bigger house.
Background Checks: We insist that owners perform background checks on prospective tenants. We
work exclusively with a Private Investigator that accesses all public records and finds any litigation,
felonies, evictions, etc., that the person has been involved with. As this is an outsourced activity it is
billed separately and is not part of our fee. The cost for background checks is $75.00 per person. If
you accept them as a tenant, then you cover the cost of their background check(s). The reason we
operate this way is that prospective tenants are told that if they give full disclosure on their application
they will not be billed for the background check but if undisclosed information comes up and they are
rejected they will be liable for the cost of the background check. We do not recommend credit checks
for 2 reasons;
(1)Most people who are renting or interested in a Lease Option do not have good credit - otherwise
they would be buying, hence unnecessary to verify what is already assumed.
(2)We often promote “No Credit Checks” or for poor or bad credit as this sector of the market often has
decent cash flow but poor housing prospects and hence can be excellent tenants and/or Lease
Option prospects and of course we increase our prospect list dramatically by accepting this sector of
the market. With the background check we can usually screen out any potential hazardous tenants
such as those that have poor debt repayment records, involved in litigation as any bankruptcies, bad
debt suits etc show up.
Contracts: You may supply your own contracts or use any of our contracts. Before any contract is
presented to a tenant it must be approved by the house owner or property manager. Any contractual
arrangement is made between the tenant and owner or property manager. We will not assume liability
for contractual arrangements and it is the responsibility of both tenants and owners/property
managers to verify any contracts or other arrangements with legal counsel before approving and/or
signing documents.
Guarantee: We will guarantee any tenant we place for 90 days. If a tenant defaults on a lease or lease
option contract within the first 90 days of the contract, and the owner or property manager has
sufficient legal grounds to evict and wishes to do so, we will, at our cost, we will perform our tenant
finding services to the end of acquiring a new tenant that meets the owners or property managers
criteria. We will credit all payments previously made towards the cost of finding the new tenant, pro-
rated according to how long the tenant stayed in the property. Costs associated with contract defaults
after 90 days will be the responsibility of the owner or property manager.
Additional Services:
If required, we can recommend vendors for services for owners such as:
Carpet cleaning.
Carpet replacement.
Appliance repair, replacement or installation.
Repairs; Paint, plumbing, electrical, tiling, air conditioning, etc
Lawn and yard maintenance.
Pool care.
Evictions.
We hope we will have a chance to service you and help you be successful in your Real Estate
transactions. We are available to answer questions by phone, email or letter and would welcome your
inquiry.
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