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.
Generally rental properties see more wear and tear than the average family home and it is usual that
after any tenancy there is work to be done on a property. We have established working relationships
with numerous vendors that can assist in getting a property back to a fully marketable state. If we find
that a property will require work before we can market it, we will give you a recommendations after our
inspection of the property and will have our sister company, InvestorHelp, give you a quote to fully
handle any situation. Of course, you may utilize your own vendors but we think that InvestorHelp, with
its close relationship with excellent vendors ranging from cleaners to full house remodeling, can
greatly assist owners in getting houses fixed quickly, efficiently and economically.
Main Services:
Rental Contract - Tenant Location:
Basic Service: Our basic service is locating and placing 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:
Property Inspection
Photographs
Signs
Print Ads
Internet Ads
Cross Promotion
House Showings
Negotiations
Contracts
Funds collection and forwarding.
Final Documentation
Guarantee
The Basic Service, which includes all of the above, is offered at a substantial discount with 50% of the
fee paid up-front and the balance only due when a tenant is located, contracted and paid. 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:
Due to the fact that locating a lease option tenant/buyer requires considerably more time and a
commensurate increase in advertising and other expenses, the fees for negotiating a lease option
contract are considerably higher than a straight rental. There are also other actions needed generally
to locate such buyers and to negotiate contracts. Generally, these transactions take longer as more
prospects are exposed to the property before a suitable and qualified applicant can be found.
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. These may include such actions as
open houses, mailings etc.
Therefore the basic fees for location of a lease option tenant/buyer will be twice (2X) that of locating a
rental contract tenant with the additional charges as follows (where applicable):
(a) 10% of any option consideration that is paid. Fee is due when option payments are made and due
only if this amount is greater than the Basic Service Fees charged.
(b) $2,000.00 success fee due; if and when tenant exercises option and property title is transferred.
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. The cost of this service is $10 per prospect sent. If you rent or
lease option your house utilizing one of our prospects the fee will be $200.00 total and the per
prospect fee will not apply. This service does not include any of our other services and is specifically
for owners that wish to handle showing the property and negotiating the contracts 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.
House Showings: We handle all traffic generated by our promotion plan. We are available 6 days per
week and handle calls and schedule appointments from 9.00am till 9.00pm. We answer all
questions, direct inquiries to photographs of the property, show the house to serious prospects etc.
Our phone system has recorded information and also tracks all calls made to us so that even if any
calls are missed, they are called back resulting in a very high percentage of customer contact.
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.
Before any background checks are ordered we receive a non-refundable deposit from the tenant of
$500.00. If you reject them as a tenant based on unreported facts that come up in their background
check, we will issue a refund of their deposit less the cost of the background check. 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.
Negotiations: We we will negotiate lease and lease option contracts to owners specifications. This
would include, for leases; rent payment, lease term, utilities, pets, repairs and any other necessary
component to the lease agreement. For Options, this would include option consideration, option term,
rent credits, tax benefits, finance arrangements, costs and any other necessary component to ensure
a successful arrangement. We have developed specific standards for our rental contracts and market
according to these successful actions. In regards to Security Deposits we require a minimum amount
equal to a month's rent. If there are factors in the applicants background or history that would indicate
a higher risk (such as previous evictions, bad debts, etc) we will negotiate a higher Security Deposit.
Owners and their agents shall always retain the right of refusal on any tenant or contractual
arrangement made.
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 assist you in
preparation of contracts with the understanding that we are not lawyers, real estate agents or property
managers. 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.
Funds: We we collect all deposits, rents and other fees that are necessary and forward them to you.
This will only be for the initial security and other deposits and the first months rents. As we are not
Property Managers we will not continue to collect rents.
Final Documentation: Owners will receive the following packet of documents and information upon
successful tenant placement:
All funds received on behalf of owner or property manager.
Copies of all contracts.
Copies of all receipts.
Copy of tenant application.
Copy of background report.
Copies of inspections, reports, etc.
Invoice
CD containing soft copies of all contracts and scans of all documents as well as all pictures taken of
the property and copies of all reports generated for the property.
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, handle eviction proceedings
and once evicted 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 such as cleaning, carpet cleaning, utility bills, repairs etc are not covered by this guarantee and
are the responsibility of the owner (although in most cases all these costs are billable to the tenant
and can be collected on). Costs associated with contract defaults after 90 days will be the
responsibility of the owner or property manager.
Additional Services:
If required, we can arrange various 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 can recommend vendors for your use or we can have our sister company, InvestorHelp, arrange
for the work to be done, oversee any work and ensure it is completed.
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.
Generally rental properties see more wear and tear than the average family home and it is usual that
after any tenancy there is work to be done on a property. We have established working relationships
with numerous vendors that can assist in getting a property back to a fully marketable state. If we find
that a property will require work before we can market it, we will give you a recommendations after our
inspection of the property and will have our sister company, InvestorHelp, give you a quote to fully
handle any situation. Of course, you may utilize your own vendors but we think that InvestorHelp, with
its close relationship with excellent vendors ranging from cleaners to full house remodeling, can
greatly assist owners in getting houses fixed quickly, efficiently and economically.
Main Services:
Rental Contract - Tenant Location:
Basic Service: Our basic service is locating and placing 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:
Property Inspection
Photographs
Signs
Print Ads
Internet Ads
Cross Promotion
House Showings
Negotiations
Contracts
Funds collection and forwarding.
Final Documentation
Guarantee
The Basic Service, which includes all of the above, is offered at a substantial discount with 50% of the
fee paid up-front and the balance only due when a tenant is located, contracted and paid. 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:
Due to the fact that locating a lease option tenant/buyer requires considerably more time and a
commensurate increase in advertising and other expenses, the fees for negotiating a lease option
contract are considerably higher than a straight rental. There are also other actions needed generally
to locate such buyers and to negotiate contracts. Generally, these transactions take longer as more
prospects are exposed to the property before a suitable and qualified applicant can be found.
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. These may include such actions as
open houses, mailings etc.
Therefore the basic fees for location of a lease option tenant/buyer will be twice (2X) that of locating a
rental contract tenant with the additional charges as follows (where applicable):
(a) 10% of any option consideration that is paid. Fee is due when option payments are made and due
only if this amount is greater than the Basic Service Fees charged.
(b) $2,000.00 success fee due; if and when tenant exercises option and property title is transferred.
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. The cost of this service is $10 per prospect sent. If you rent or
lease option your house utilizing one of our prospects the fee will be $200.00 total and the per
prospect fee will not apply. This service does not include any of our other services and is specifically
for owners that wish to handle showing the property and negotiating the contracts 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.
House Showings: We handle all traffic generated by our promotion plan. We are available 6 days per
week and handle calls and schedule appointments from 9.00am till 9.00pm. We answer all
questions, direct inquiries to photographs of the property, show the house to serious prospects etc.
Our phone system has recorded information and also tracks all calls made to us so that even if any
calls are missed, they are called back resulting in a very high percentage of customer contact.
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.
Before any background checks are ordered we receive a non-refundable deposit from the tenant of
$500.00. If you reject them as a tenant based on unreported facts that come up in their background
check, we will issue a refund of their deposit less the cost of the background check. 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.
Negotiations: We we will negotiate lease and lease option contracts to owners specifications. This
would include, for leases; rent payment, lease term, utilities, pets, repairs and any other necessary
component to the lease agreement. For Options, this would include option consideration, option term,
rent credits, tax benefits, finance arrangements, costs and any other necessary component to ensure
a successful arrangement. We have developed specific standards for our rental contracts and market
according to these successful actions. In regards to Security Deposits we require a minimum amount
equal to a month's rent. If there are factors in the applicants background or history that would indicate
a higher risk (such as previous evictions, bad debts, etc) we will negotiate a higher Security Deposit.
Owners and their agents shall always retain the right of refusal on any tenant or contractual
arrangement made.
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 assist you in
preparation of contracts with the understanding that we are not lawyers, real estate agents or property
managers. 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.
Funds: We we collect all deposits, rents and other fees that are necessary and forward them to you.
This will only be for the initial security and other deposits and the first months rents. As we are not
Property Managers we will not continue to collect rents.
Final Documentation: Owners will receive the following packet of documents and information upon
successful tenant placement:
All funds received on behalf of owner or property manager.
Copies of all contracts.
Copies of all receipts.
Copy of tenant application.
Copy of background report.
Copies of inspections, reports, etc.
Invoice
CD containing soft copies of all contracts and scans of all documents as well as all pictures taken of
the property and copies of all reports generated for the property.
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, handle eviction proceedings
and once evicted 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 such as cleaning, carpet cleaning, utility bills, repairs etc are not covered by this guarantee and
are the responsibility of the owner (although in most cases all these costs are billable to the tenant
and can be collected on). Costs associated with contract defaults after 90 days will be the
responsibility of the owner or property manager.
Additional Services:
If required, we can arrange various 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 can recommend vendors for your use or we can have our sister company, InvestorHelp, arrange
for the work to be done, oversee any work and ensure it is completed.
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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