Build Wealth with Excalibur
Investor Managed to Maximize Your IRR% (Internal Rate of Return)
Internal Rate of Return considers cash flow, loan amortization, and most importantly, appreciation. At Excalibur, we understand that achieving the maximum Internal Rate of Return (IRR) from your investment involves numerous factors. While many investors focus on cash flow and seek houses with a favorable “capitalization rate” (the ratio between investment amount and net operating income), it is crucial to recognize that “Cap Rate” does not account for key elements like appreciation. Our management philosophy prioritizes a comprehensive approach, ensuring our clients benefit from the highest achievable IRR by considering cash flow, loan amortization, and appreciation in their investment strategy.
Supporting Long-Term Rental Property Investment Goals
Rental ownership decisions can affect more than one month of cash flow. Over time, owners may need to review rental performance, maintenance needs, rent positioning, and whether future acquisitions fit their broader goals. Our investment approach considers factors such as cash flow and loan amortization when evaluating long-term returns. That perspective can help first-time owners think beyond day-to-day management and give experienced investors another way to review portfolio performance. Ongoing management also creates a clearer view of how a property is operating after the purchase, which can inform future decisions about holding, improving, selling, or adding another rental home.
Legal & Regulatory Compliance
Being a landlord is complicated, but partnering with a reliable rental management company streamlines your key responsibilities. We’re here to help you navigate the biggest threats to your investment success like evictions due to holdover or non-paying tenants, squatters, and other challenging legal issues.
Our Role as Your Guide
What Lawrenceville Rental Owners Can Expect From Full-Service Management
We bring the main responsibilities of rental ownership under one coordinated team. That can include:
- Leasing
- Tenant communication
- Rent collection
- Maintenance coordination
- Accounting
- Lease enforcement
- Renewals
- Turnover oversight.
For owners seeking property management in Lawrenceville, GA, this structure can reduce the need to manage several vendors or deadlines on their own. Our company uses specialized teams across the rental lifecycle, giving owners a more consistent process from one stage to the next. This centralized approach can be especially useful for busy landlords, first-time rental owners, and investors who want professional support without handling each daily task themselves.
Creating a Better Rental Experience for Tenants
Residents benefit when communication is clear and the rental process is organized. Prompt answers to lease questions, clear expectations, and a dependable repair process can make it easier for tenants to care for the home and understand their responsibilities. We treat tenant communication as an important part of full-service management, including maintenance requests, payment questions, and lease-related needs. A better tenant experience can support longer occupancies and may help reduce avoidable turnover costs. Strong property management should support the owner’s investment goals while also giving residents a clear, consistent point of contact.
Protecting Your Rental Property Through Preventive Management
Small maintenance concerns can become more expensive when they are missed or left unresolved. A preventive management approach combines routine property oversight and organized repair coordination so issues can be addressed earlier. Regular inspections can also help document the condition of a single-family rental and identify items that may need attention before they affect long-term value. Our team coordinates maintenance without adding a maintenance coordination charge, which helps align management decisions with the owner’s interests. For owners, professional oversight also reduces the daily work of tracking requests, and monitoring property condition.
Aligned Interests Fee Structure
If you don’t get paid, we don’t get paid! Our Leasing Fee comes with a 12-month warranty. Our lease renewal fee provides our financial incentive to keep your tenant happy and renewing their lease. This renewal fee is billed monthly so that a prorated refund is built into the process. Our management fee is a percentage of what we collect so that we only make money when you make money. Any fees and penalties paid by the tenant related to conduct that causes the owner harm, go to the owner. Any fees or penalties paid by the tenant related to conduct that causes the broker harm, such as not allowing access for an inspection, go to the broker. Our fees align with accomplishing what is in your best interest.
Able to Cancel with a 30-day notice and NO PENALTY!
Leasing Fee
One property: 70% of one month’s rent ($1000 Minimum)
Multiple property discount: 60% of one month’s rent ($1000 Minimum)
Lease Renewal Fee
One Property: $360
Multiple property discount: $300
Management Fee
| Percentage of Rental Income | Rental Rate |
|---|---|
| 8% | $0-$1499 |
| 7% | $1500-$2499 |
| 6% | $2500-$3499 |
| 5% | $3500+ |
Management Fee Discounts
Payment date of 23rd – 1% Discount (We submit payments to owners on either the 9th or the 23rd each month. If you push your payment date back to the 23rd, you receive a 1% discount on the management fee)
Repair & Expense Limit of $2000+ – 1% Discount
Example: If your property rents for $1600 and you elect to receive payments on the 23rd each month, your management fee would be 6%.
Our Guarantees:
Leasing Guarantee
If the tenant placed by Excalibur leaves within the first 12 months of the tenancy, we will lease the property again for free!
Optional Pet Damage Guarantee
If an authorized pet causes damage to your property, we will cover up to $5,000 worth of damages!
Renewal Fee Warranty
Our renewal fee is billed monthly so that a prorated warranty is built in. The renewal fee provides a financial incentive to us to keep your tenants happy and get them to continue renewing the lease. If your tenant ever stops paying rent, then you do not pay the monthly renewal fee either.
Satisfaction Guarantee
Our management agreement runs month to month because we want to earn your business every month. If you are not satisfied with our service, you can terminate the agreement at any time.
No Maintenance Minimums
You set the authorized repair and expense limit! We do not require any minimum amounts, including the cash reserve.
Full-Service Accounting
We prepare and file your 1099 for you at no additional cost. You will receive monthly statements showing income, expenses, and fees. We also have a portal set up for you to submit funds, review invoices and documents, and review tenant balances.
Hassle-Free Utility Management
With a $500 deposit (that goes towards paying the bills), we will take care of the utility connections for you! We turn them on after a move-out and turn them off when a tenant moves into the property.
Reduced Sales Commissions
One day it will be time to sell your rental property. Excalibur’s Sales Department offers discounted commissions for our property management clients.
Other Features
No Charge Maintenance Coordination
Unlike many of our competitors, we never charge for coordinating maintenance. We maintain relationships with several contractors that provide us with priority handling and often charge us at discounted rates due to the amount of business we represent. This enables us to get repair work done more quickly from vendors that will stand behind their work.
Direct Deposit/Automatic Debiting
At your option we can send your net rental income by check or “direct deposit” it into your bank account. Tenants can also make payments electronically and automatically.
Fully Insured
General Liability ($2,000.000.00) | Professional Liability (Errors & Omissions) ($2,000,000) | Worker Compensation If your property manager makes a mistake that costs you a lot of money, does that manager have the capability of reimbursing you? The court may give you a “judgment” against your manager but what would keep the manager from declaring bankruptcy to avoid paying the claim? Most of our competitors do not carry Errors & Omissions insurance. Our insurance policy offers up to $2,000,000.00 of protection. Every person who performs work on a property managed by Excalibur is required to be covered by worker’s compensation insurance. In this way if someone were to get injured on the property it doesn’t become a “liability” claim subject to “pain & suffering” and so many other issues which can become costly.
Detailed Background Checks on Applicants
We get a copy of their credit report with their credit scores, we check for eviction filings against the applicant, we verify their landlord and employment references, and we confirm that they are not listed as a registered sex offender. We’ll make a recommendation on whether to approve, deny, or conditionally approve an applicant with a higher deposit. Based on our recommendation, you’ll have the final say as to whether or not they’re approved.
Available 24 Hours to Handle Emergencies
Excalibur’s property managers and maintenance contractors are on an “on-call” rotation to respond to emergencies 24 hours a day.
Full-Service Office open Monday - Friday
Our office is staffed from 8 AM to 6 PM Monday through Friday which makes it easy for you or your tenant to reach a live person for assistance. Plus many tasks and requests can be handled through our website and by email, both of which are available 24/7.
Detailed Monthly Reporting & Annual Summaries
We provide a detailed accounting of all income and expenses monthly. We also provide a yearend summary with your Form 1099 to help with your tax return. We can print and mail your statements or we can email it to you, at your option.
Modern Marketing and Leasing Program
Our cutting-edge leasing program, powered by Tenant Turner, streamlines the rental process for out-of-state landlords, ensuring maximum exposure and minimal hassle. We offer self-showings for tech-savvy tenants and agent-only showings for personalized service, giving you flexibility to choose what works best for your property.
Our dedicated Leasing Manager oversees a team of Marketing Specialists who promote your property across top national rental platforms (e.g., Zillow, Trulia, MLS) and our own website, featuring high-quality photos, detailed descriptions, and virtual tours. With 24/7 online access, prospective tenants can explore your property, view directions, and schedule showings at their convenience.
For self-showings, Tenant Turner’s automated system securely manages tenant verification, scheduling, and access, reducing vacancies with fast, safe showings. For agent-only showings, our experienced leasing agents are available to showcase your property at nearly any time, with instant notifications ensuring prompt responses to inquiries. This seamless blend of technology and personal service delivers faster leasing and higher-quality tenants.