Trust Atlanta's rental home experts


Unlock wealth with Excalibur, your premier partner in rental home investments. With a legacy of personal investment in single-family rental houses dating back to 1980, the owners of Excalibur are seasoned investors and bring unparalleled expertise to help you achieve real estate success. Let our resolute property leasing and management team steer you towards optimizing investment yields. Entrust Excalibur with all your leasing and property management needs. Explore the distinctive features of our company below.


Investor Managed to Maximize Your IRR% (Internal Rate of Return)

The owners of Excalibur bring a wealth of expertise in rental home investing. We specialize in management and leasing services with a focus on maximizing your Internal Rate of Return (IRR). Our strategic approach includes precise property pricing to minimize vacancies, meticulous tenant selection to boost income and decrease delinquency, and swift maintenance solutions to ensure tenant satisfaction, fostering repeat business and lease renewals. Consult with us, and we can provide recommendations to enhance the value of your investment, ensuring it sells for the highest possible net return in the future.

Why Does IRR Matter?

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, also important, appreciation in their investment strategy.

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Aligned Interests Fee Structure

If you do not 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!

Property Management Fees

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-$999
7% $1000-$1999
6% $2000-$2499
5% $2500+

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 so that we need to earn your business every month. If you are not satisfied with our service, you can terminate the agreement with no penalty.

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.

Affordable "Performance Based" Fee Structure

We offer different fee structures from which you can choose with management fees as low as 4%. Our fees are based on performance. The more income we generate for you the better we are compensated. If you are not getting paid then we are not getting paid either.

Direct Deposit/Automatic Debiting

At your option we can send your net rental income by check or “direct deposit” it into your bank account. Tenant’s 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 that 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 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 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 thru 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 thru our web site 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.

Effective Marketing and Leasing Program

Our Leasing Manager supervises a staff of Market Specialists who specialize in promoting properties currently available for rent to better coordinate all advertising and showing efforts. This includes extensive promotion on several national websites plus our own web site with property descriptions and digital photos. We have several leasing agents which make it possible to show your property at almost any time. The internet enables prospective tenants to find out all about your property, including directions to drive by, 24 hours a day. They can choose to have an agent call to set up a showing appointment and the agent on call is paged by the system.

Maintenance Made Easy

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.

Georgia Lease and Property Management 

Our goal is to help you maximize your return on investment. We will put our full experience and knowledge behind your property to increase its ROI. As an Atlanta real estate investor, you’ll want the help of our lease management services to increase your ROI while decreasing the time you need to invest. So when you are ready to choose a real estate company to help you invest in rental houses, choose the leader. Choose Atlanta’s Rental Home Experts.

Still have questions?
Our specialists will help with any question!

If you buy a rental house using Excalibur as your representative, we will lease the house to your first tenant for free!

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