LAVA Residential, LLC

Your Partner in Building a Profitable Portfolio

Owner Information and Service Guide

Why Choose LAVA Residential?

• 20+ years of real estate and property management experience
• Experts in maximizing rental income and property value
• Trusted by local, out-of-state, and international clients
• Preferred partner for military and corporate housing
• In-house renovation and maintenance crew for fast, affordable repairs
• Exclusive vendor discounts (pest control, locksmith, insurance)
• We get you top dollar when it is time to sell and handle everything for you
• Access to off-market properties to help grow your portfolio

Services We Offer:

Marketing That Fills Vacancies Fast

• Professional listings and targeted online marketing
• 7-day showing availability to reduce vacancy time
• Professional photography and video tours
• Registered vendor with Robins AFB housing assistance
• Section 8 friendly - we handle inspections and compliance
• Short-term rental marketing for traveling nurses and insurance relocation (subject to permits and zoning)

Rigorous Tenant Screening

• Full background and credit checks
• Employment and income verification
• Pet screening and deposit management
• Lease preparation, signing, and secure storage

Rent Collection

• Prompt collection with on-time owner payouts
• Lease enforcement for timely payments
• ACH, check, or wire transfers (ACH preferred)

Maintenance and Inspections

• 24/7 repair requests (owner visible)
• In-house crew for quick, cost-effective repairs
• Detailed move-in and move-out condition reports
• Routine inspections every 4 months
• HVAC filter replacement every 4 months
• Smoke/CO detector battery replacement yearly (or as needed)
• Full renovation services for faster rent-readiness

Accounting and Reporting

• Clear monthly and annual statements
• Full bookkeeping and trust account management
• Security deposit compliance
• 24/7 Owner Portal for documents and updates
• Fast monthly disbursements

Eviction and Legal Handling

• Full eviction process handled start to finish
• Preparation of notices, filings, and court representation
• No management markup - you pay only actual legal and court fees

Investor Support

• Help with acquisitions, renovations, and tenant placement
• Access to exclusive off-market deals
• Photos, videos, and repair estimates for out-of-town buyers
• Turnkey renovation team to get properties rent-ready in 1 to 2 weeks

Owner Pricing and Fees:

• Monthly Management:  8% of collected rent (minimum $100)
• Tenant Procurement:  Half of first month rent
• Lease Renewal:  $250
• Routine Inspections:  Included (every 4 months)
• HVAC Filter Plan:  $100/year
• Security Deposit Management:  Included
• Contractor Coordination/Property Visits:  Included
• Repair Estimate (when buying):  $150 (licensed contractor)
• Evictions:  $0 (owner pays only legal/filing fees)
• Section 8 Inspections:  Included
• Turn Property After Move-Out:  $250 (cleaning, touch-up, rekey; additional charges if repairs needed)

Property Reserve

A $350 reserve per property is required for minor repairs and emergencies.

Getting Started: What We Need From You

Owner Documents

• Photo ID (primary owner/contact)
• SSN (individual) or EIN letter (entity)
• Articles of Organization/Incorporation
• Operating Agreement or proof of authority
• Active landlord insurance ($1M liability; list LAVA Residential, LLC as Additional Insured)

Property Information

• Settlement statement/HUD and recorded deed
• HOA documents (if applicable)
• Tax info, mortgage disclosure, and proof of insurance (showing LAVA as Additional Insured)
• If occupied: lease, tenant contact, rent roll, move-in inspection, Housing Authority details (if applicable)
• Transfer all security deposits to LAVA trust account
• Install smoke detectors and CO detectors (if applicable)

At Signing

• Banking info for ACH
• Insurance contact details
• SSN/EIN for tax forms

Contact Us

Phone: 478-213-0350
Email: rentals@LavaResidential.com
Website: www.LavaResidential.com