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.How in the world do you track.all these rental property.expenses and can you do.it for free or do you.have to pay an arm and a leg?.That's today's.episode, everyone..Let's dive into it...Hey, everyone..I'm Clayton Morris..I'm Natali Morris..We are longtime real.estate investors,.and we in the beginning kind of.started out duct taping things.together, figuring out how.we were going to do it..We had a whole bunch.of different things,.things on paper, things.on computer files..And then finally we.got our act together..And that brings us.to today's show,.because John Poston.sent in a nice email,.and I'll read it to you here..He says, hello, Mr. Morris..He didn't mention you..Well, then I'm going to--.I don't have to.answer this question..I'll go take a break..Right..[INAUDIBLE].Hello, Mr. Morris-- and I'll.include and Mrs. Morris--.I just finished watching your.and Mrs. Morris's video--.See?.Oh, he did mention you..OK. about preparing.for tax time..I'm doing tons of.research and just can't.decide on a software to use.that offers the best features.to track all expenses.for rental properties..My wife and I are very curious.as to which program or programs.you and your wife use..OK..Great question, John..Thank you for the email..So I'll turn it.over to Mrs. Morris..OK..So here's how we used to.do it, is Clayton went off.and bought real estate, and.then he came back and handed me.the bills..Right..And I was, like--.This is true..--what is this?.I never knew about this, right?.And it was, like,.this contractor bill,.and here's the property tax.payment and all of that stuff..Here's a furnace that.we bought, right..Right..And I had no idea.how to make sure.that those were taxable.deductions or any of that,.right?.So what I started.to do was to track.the expenses of the.property the same way.that I did the properties.that we lived in..I just created a simple.statement of cash flows.for each property..And that worked for.us for a long time..Now, now we own several.dozens of properties..So I don't do it.that way anymore,.because it just got too.tedious to go one by one..So we do actually.use QuickBooks,.because a lot of our.different businesses.flow through our personal.social security numbers..And it gets hard to assign.what thing to what thing..But when we were.getting started,.when we first just had a.handful of rental properties,.what I did was keep one.spreadsheet per property..So I think for most people, this.is a great way to get started..We have this as a free download..Yeah..Let's take a look at it.here, because, again, we.now use QuickBooks, because.we have a lot of properties..And we have a bookkeeper that.handles a lot of things for us..But if you're just getting.started, what would you say.is the threshold?.Like, 10 properties, you.can use this spreadsheet?.20 properties you can.use this spreadsheet?.Yeah..I think it was fine to.have it for 10 properties..For 20, it's too hard..I suppose you could take.it and duplicate it..Well, one thing you.could do, instead.of having one.spreadsheet per property.is have one.spreadsheet per year,.and then keep the.properties in tabs, right?.So 123 Main Street.has its own tab.and then 456 John.Street has its own tab..You could do it.that way as well..And I think that makes it.very easy for me to see--.that's why I really.like the sheet--.is to see what's coming.in and what has been paid..And it's all in one place,.because for any given property,.there's like a couple dozen.transactions for the year,.right?.It's not like your.primary residence.where you're, like, well, I need.to pay for salt for the water.heater, whatever..Yeah..Let's take a look at.this spreadsheet here..We'll put it up on the screen,.and let's go through exactly.how this is broken down..So in the description.below, we'll.have a link to get free.access to this spreadsheet..So you can download.it, use it yourself,.tweak it, modify it.however you like..But the free download.is available for you.to grab and to put.it into practice..Right..So we start with--.I mean, it's pretty.easy spreadsheet..You know, it's got.the formulas built in..Don't mess up my formulas..That makes me mad..Don't do that..And don't change.the format either..It really bothers me--.I put this on Twitter recently--.when people type numbers.into a spreadsheet,.but they don't.go through the motions.of actually making.the format either a date or a.currency or a decimal point..All right..Get back to the spreadsheet..OK..Stop complaining..That makes me mad..Stop it..OK..Get back to this spreadsheet..OK..So you'll see here you start.tracking rental income, right?.So you just put every single.date when your rent comes in..Put the date that you had it..You put rental income, clearly..And then the amount,.and that's it..So I always put.the gross amount,.because we're subtracting.the net amount later, right?.So put in what actually came in..This gets a little.tricky, because a lot.of times your property.manager doesn't charge you..They keep the money back, right?.So you may make $700.in rent, but they.keep 10%, which is $70..So you only ever get.in your bank account,.let's say $610, right?.But I still write in.there the gross amount,.because in essence.I did pay that $70,.even if I never saw it..OK..Right..So write down the total.amount of rent and then below,.I put in expenses..So you may pay the.insurance company, right?.Write down the property.management fee..There again, even if.you never paid it,.you want to account for it..And then this is where I keep.track of any other expenses,.like did it need a furnace?.Did it need a roof?.Did it need whatever, right?.Taxes I track separately,.just because I--.you don't have to it..Is an expense..I like to do it that way,.because it gives me an easier.idea of what the taxes are..Also I can see it easier,.because a lot of places.charge me spring and fall..And I want to make sure I.have those both there, right?.It triggers something if I.see that it's not been paid..It's pretty easy..And then in the end,.you just sort of.can total up what that.property made for the year..Boom..Easy..Right..And you have that tax.information in there..Remember to check.out the video we just.did on how to fight your tax.assessment, if you need to..So that can be useful too.to lower your overall taxes.on that property..So great..It's all right there.in that spreadsheet..Super simple..And that's really all we use..We also use Dropbox,.and sometimes we.use a Google Drive,.you know, for kind.of sharing files.or keeping receipts.or that sort of thing in there..But honestly, that's.really the only repository..I mean, this spreadsheet.kind of catalogs everything..But then you want to have.a record of your receipts.somewhere, whether it's digital.or whether, as Tom Wheelwright.likes to say, you.better have, what,.how many years worth.of these receipts?.A number of, like, three.years worth of these receipts?.It's usually seven.for an individual,.and I think four.for a corporation..I might have those flipped,.but you put me on the spot..Yeah..So keep those receipts, though,.and if you put them in Dropbox.or use iCloud Drive or.you use Google Drive,.make sure you have.digital copies of receipts.when you buy that furnace,.when you pay that roofer..Keep all of those things.inside of a folder..So the way I do it is I.keep the name of the holding.company as a Dropbox.folder and then.a subfolder underneath that.is the property name and then.a subfolder underneath.that is the year..So then everything that I.paid that year, the furnace.receipt, the tax bill,.everything goes into that year.2018, right?.And then if I'm ever.audited, I've got it..Now, where this sheet.starts to get tough,.right, is your tax preparation..Well, obviously,.this property has.caused me to have some.expensive tax preparation..The lawyer fee, right?.The fee for the LLC, if it's.shared with other properties,.those things got.harder for me to track..So once our estate.became too big,.that's when I then sort of.handed it over to QuickBooks,.because QuickBooks can sort.of delegate your expenses.a little bit easier..But this is a very crude way to.see what each property is doing.without, again,.taking into account.other types of, like,.high-level corporate management..Right..And that's where you.should want to be..I hope you don't, like, think it.rude for her to say our estate..But look--.Why is that rude?.No..You know what I mean..It might come across as.a little-- our estate,.like we're, you know, like.Richie Rich or something..We're not, but you should.want to get there, right?.You should want to build.a dynasty for your family,.build up to an estate level..Everyone has an estate,.whether you're, like--.Oh, yeah..I guess you're right..No, she-- all right..I will stand corrected..Estate is a word that.maybe has the stigma,.but every single.person has an estate..Right..You have something to your name..That's true..Even if you own nothing,.that is your estate, right?.An estate is just.sort of the sum total.of what you as a person.lay claim to, even if it's.zero, that's still an estate..I stand corrected..All right..Don't jump down my throat.for using elitist words,.because then I'm.really going to do it..So there you go..I hope you found.that helpful, John..And you also created.a family dispute..Once again, here on the.investing and real estate.show--.So you know, format your cells..If you take this.spreadsheet as a download.and you break the.formulas, it's really.going to hurt my feelings..Don't hurt Natali's feelings..Don't do that..Make her happy by subscribing.to this channel, where.we try to help you build.financial intelligence.each week with multiple shows..And you've got to join us.on our live shows as well..We do that once a week as well..All right..We'll see you next.time, everyone..Now go out there, take action.and become a real estate.investor..And don't change.Natali's formulas..

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How do I make my rental property stand out?

A great way enhance your rental property would be by investing into several upgrades such as vinyl flooring instead of carpet, modern colors of paint through out, stainless steal sinks and faucets, good quality fixtures and counter tops, new windows, new appliances and having some kind of tenant retention program.. Tenants will be more willing to pay top rents for a home worth their money and willing to stay longer in a well ran property.

How do you find out the market price to rent out your rental property in the US?

Well, you could pay an appraiser to come up with that, but a way to do it for free is to review local ads for similar properties in your area. Make sure you allow for the utilities that may or may not be included in the rent. If you advertise your property at a certain price and get few replies, then you have probably priced it a bit too high.

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