Hurley Property Mgmt

Startup
1. Legal Advice
  1. Questions
    1. Review Leases
      1. Addendums
      2. Personal signers
      3. As is maintenance
      4. Buildouts
      5. Permitting
      6. defining subdivisions within
    2. Tax concerns
      1. Distributions
      2. Expenses
    3. Property Mgmt LLC (QuitClaim Deed ) vs Trust Trustee
      1. Trust Trustee
      2. Modify the Living Trust
      3. Rhett as Trustee
      4. LLC Within Living trust
      5. Quitclaim Deed transfer to LLC
      6. Incorporate
      7. Hurley Properties
      8. Board of Directors
      9. Tax Considerations
      10. Distribution of rental income
      11. State of Incorporation
      12. Type
      13. LLC
      14. S-Corp
      15. C- Corp
      16. Legal Qualifications
      17. Partner with Broker?
      18. Jim Braxton
      19. Real Estate Brokers License
      20. Quitclaim Deed
      21. Paperwork
      22. notarized
      23. Register deed
      24. filing fees
      25. Deed fee
      26. 5K
      27. West Pasco Government Center
      28. 8731 Citizens Drive
      29. New Port Richey, FL 34654
      30. East Pasco Government Center
      31. 14236 Sixth Street
      32. Dade City, FL 33523
      33. Annuity agreement for support
      34. Private Annuity
      35. Exempt from creditors
      36. Subtopic 2
      37. Appraise value of property
      38. Personal Services contract
      39. Reasons to Transfer
      40. Creditors ability to pierce Corporate Veil
    4. Advice on tenants
      1. Impact
      2. 9k Behind
      3. Permitting/Buildout
      4. Insurance liability
      5. Space utilization
      6. Serving eviction notice
      7. Collections
      8. Program
      9. Worth the $ to draft the lease?
      10. Already in place, how to evict?
    5. State of the commerical market
      1. pricing?
      2. Commerical broker recommendation
      3. # of Tenants looking
    6. land Deed research
      1. Signage rights
      2. 1998 Warranty deed Carson Drive.pdf
    7. Default = Defiency judgement add 20k to defiency
      1. 140k pay off judgements
  2. Attorneys
    1. Hank Sorensen
      1. 310$/hr
      2. 1st month
      3. retainer 1000$
    2. Joe Kalish
      1. 350$
      2. POA or Trust modification
      3. Sent him the addresses and info on 19 Aug
2. Tools
  1. Todo list
    1. Hurleypmt
  2. Email Address
    1. Google
  3. Phone #
    1. Google
  4. Std Forms
    1. Lease
      1. Impact Sports Lease Addendum Aug 18 11.doc
      2. Candlewood Lease 2010.doc
    2. Landlord Contract
    3. Eviction
    4. Sources
      1. Florida Bar Landlord Tenant Forms
      2. Pasco County Landlord Tenant forms
  5. PO Box
    1. Use home address?
    2. Change addresses of major bills
      1. Legal
      2. Govt/Tax
    3. Get tenants address information
3. Finances
  1. Banking
    1. Checking Acct
      1. Business or Personal
      2. Bank
      3. Online Banking Capability
      4. Iphone App
    2. Deposit Savings Acct
    3. Money Market Acct
    4. Mortgage
      1. Suntrust
      2. Refinancing
      3. 5yr?
  2. Mtg with Jennifer
    1. Discuss plan to manage property
    2. Notarize POA or Trustee resignation
    3. Get copy of mortgage
    4. Discuss mortgage refinance
      1. Line of credit
      2. LLC as Mortgagee
    5. Checking account transfer/New one
    6. Rental income EFT form for Tenants
    7. Online banking password reset
  3. Financing
    1. Line of credit
      1. Personal
      2. Corporate?
    2. Personal Funds
      1. Sell Fund Advisor assets 10k
  4. Accounting System
    1. Options
      1. http://www.propertymanagementsoftwarereviews.com/mac-software/
      2. Buildium
  5. Rent Collection Methods
    1. Mail
    2. EFT
    3. Credit Card
    4. Paypal
  6. Bill payments
    1. Electric Bill
      1. Progress energy
      2. 1st
      3. 617.45
      4. www.progress-energy.com
    2. Water Bill
      1. Madhatter
      2. 16th normally
      3. 25th 139.11
      4. 885$ Deposit
    3. Trash Bill
      1. WSI
      2. 25th
      3. 49.00
      4. www.wasteservicesinc.com
    4. Landscaping Bill
      1. Kip
      2. Contact info
      3. Robert?
      4. Every 2 wks, next 28 Aug
      5. 90$, 20th
    5. Sales Tax Payment
      1. Submitted online by 19th, next due Sep
      2. Depends on rent collected
      3. 7% of rental income
      4. Report non-profit, but pay no tax
      5. Sales tax worksheet
    6. Mortgage Payment
      1. Suntrust
      2. 14th
      3. 4200ish
    7. Property Tax
      1. Starts in Nov NLT April
      2. Mike Olson Tax Collector
    8. Solid Waste Assesment Fee
      1. 1000$
      2. ??
      3. Board of County Commisonners
  7. Profit and Loss
    1. Building Rental Profit and Loss (version 1).xls
  8. Insurance
    1. Quote
      1. Paragon
      2. Nathan
    2. Inspections
      1. Code issues
      2. Liability issues
4. Learning the business
  1. How to book
    1. http://www.ehow.com/how_6708729_start-property-management-company-florida.html
    2. Building Owners and Managers Association International and Florida Department of Business and Professional Regulation
  2. Property Mgmt Training
5. Important Documents
  1. Building
    1. Mortgage Documents
    2. Sales Tax lien
    3. Sales Tax submitting
    4. Land Deed
    5. Building plans
    6. Vendor Contracts
    7. Vendor Bill History
  2. Tenants
    1. Lease
      1. Church
      2. LeaseCandlewoodChurch0001.pdf
      3. Transmission
      4. LeaseLOLTransmission0001.pdf
      5. ISA
      6. Lease Impact Sports0001.pdf
      7. Program
    2. Business Tax Receipt (Business License)
      1. Church
      2. Transmission
      3. ISA
      4. Program
    3. Certificate of Occupancy
      1. Church
      2. Transmission
      3. ISA
      4. Program
    4. Liability Insurance
      1. Church
      2. Transmission
      3. ISA
      4. Program
    5. Articles of Incorporation
      1. Church
      2. Transmission
      3. ISA
      4. Program
6. Big Picture Plan
  1. Incorporate
  2. Financial setup
    1. Bills
    2. Address Changes
    3. Checking Acct
    4. Accounting Setup
    5. Cash Flow Forecast
    6. Obtain Insurance
  3. Tenant Leasing
    1. Program Lease
    2. Addendums
    3. Lease Review
  4. Obtain financing
    1. Personal
    2. Mortgage Re-finance
  5. Building Empty of Signs & Specialties
    1. Archive documents/files
    2. Sell
    3. Salvage
    4. Dispose
    5. Secure
      1. Locks
      2. Camera System
      3. Alarm
  6. Eviction Decision
  7. Marketing
    1. Realtor
    2. Signage
    3. Marketing materials/info
    4. Website
  8. Eviction execution
  9. Business Processes Developed
  10. Building Improvements
    1. Roof
    2. Pressure Wash
    3. Parking
    4. Signage
    5. Landscaping
  11. Code Enforcement
Marketing
1. Details to enable rental
  1. Plans
  2. Pictures
  3. Description
  4. Traffic
    1. 54/41 Traffic Flows
    2. LOL Area Population
  5. Location Benefits
    1. Ease of access to I-75
    2. Suncoast Expressway
    3. Tampa
    4. New Tampa
    5. Central Pasco County
  6. Parking
2. Mls listing
  1. Call Wendy
    1. Review listing
3. Signage
  1. Scotty Crockett
  2. Wendy's Sign
  3. Tenant Sign
4. Realtor
  1. Find commercial
5. Website
Building Maintenance
1. Clean
  1. Floors
  2. Walls
  3. Bathrooms
2. Repair
  1. Lights
  2. Walls
  3. Re-Paint
  4. Electric
  5. Maintenance list
3. Landscaping
Business Processes
1. Maintain Building
  1. Structure
  2. Electrical
  3. HVAC
  4. Security
  5. Parking
2. Insurance
3. Utilities
4. Tenant Relations
  1. Move In
    1. Lease
  2. Move Out
    1. Evict
    2. Inspection
5. Collect Rent
6. Pay Taxes
7. Conduct Inspections
8. Expand Business
tenants
1. Contracts
  1. Review
  2. Eviction notice
    1. http://www.olclaw.com/id11.html
    2. 3-Day notice
    3. Lock out?
2. Tenants
  1. Impact sports
    1. 18 Aug Mtg
      1. Objectives
      2. Explain New Organization
      3. New processes
      4. Electronic Funds Transfer
      5. Hurley Property Mgmt
      6. Rhett (Director)
      7. Brock, Troy, Rich, Deb
      8. Agents of the company
      9. Review Lease and Narrative
      10. Lease History
      11. Review payment history
      12. Moved in 15 Feb 11
      13. Open attempt on 20 Mar
      14. Lease signed 4 May
      15. Grand Opening 15 Jun
      16. Agreement on Facts of Narrative
      17. Walls
      18. Office Space
      19. Plans for Space above
      20. Permitting
      21. Review Account Balance
      22. Previous Invoices
      23. Review Lease Addendums
      24. Define Area
      25. Robert has Drawing
      26. Parking
      27. Keys
      28. Insurance Information
      29. Exchange of Contact information
      30. Sign agreement of understanding
      31. Leverage Options
      32. Sign for Lease in front of Building
      33. Tenant search is underway
      34. Notice of Eviction
      35. Failure to meet written payment plan
      36. Failure to meet contractual aggreements of Lease and addendums
    2. Robert Rivard
    3. Mike Snow
  2. Land O Lakes Transmission
    1. Matt
  3. Candlewood Church
    1. Ron Day
  4. The Program of LOL
    1. Eric Rapp
      1. St Pete Times Article
    2. 19 Aug Mtg
      1. Business Plan
      2. Financing Sources
      3. Building Cleanout
      4. Lease agreement
      5. Space utilization
      6. Buildout
      7. permitting
      8. Deposit
      9. $4500
      10. Occupancy License
      11. Insurance
      12. Rent
      13. 5200, 200 Electric, 100 waste
      14. Parking
      15. 9 dedicated
      16. Signage
      17. Awning in front of office
      18. Open for Business Date
      19. Deposit + first months rent
      20. Purchase
      21. Computer equipment
      22. Furniture
      23. Way Ahead
      24. Lease signing on Monday
      25. Rent/Deposit due on 1 Sep
      26. Insurance
      27. Occupancy license
Adresses
1. CARSON DR
  1. 21434
  2. 21426
  3. 21422
  4. 21418
2. Legal Description
  1. 25-26-18-0000-07900-0090
  2. Assessed in Section 25 , Township 26 South, Range 18 East of Pasco County, Florida
3. 22338 Southshore Dr