Lesson 2 - Maintenance

Your tenant just texted: “The faucet is leaking.”
Most new landlords panic and overpay.
You’re about to handle 95% of issues for under $200 and 15 minutes of your time.

MAINTENANCE — THE $100/MONTH SYSTEM

Rule #1 – Budget 10% of rent
$2,400 total rent → $240/mo into a separate “repairs” account.
You’ll almost never use it all - but it gives peace of mind.

My 4-tier maintenance playbook (never break this order)

1. Tenant fixes it (free)

   • Drippy faucet, clogged drain, reset breaker
     → Send YouTube Video

2. You fix it (under $50, 10 minutes)

   • Replace toilet flapper, caulk tub, replace door handle
     → Watch 3 YouTube videos → done

3. Handyman / Contractor List ($50–$300)

   • Anything electrical, plumbing, or skilled labor
     → Use my How to create your Contractor Contact List (bonus below)

4. Big stuff only (roof, HVAC)
   → Use insurance or money saved from your repair fund

Bonus services I use every month

• GreenPal → lawn care $35–$50/cut (app, no calls)

• Rently or Lockly smart lock → self-showings & tenant lockouts solved

• Thumbtack backup if my guy is busy

Real example
Tenant: “Kitchen sink clogged”
→ Sent 2-minute hair snake video → tenant fixed it himself → $0 cost, 4 years strong tenant still there.

BONUS: How to Build Your Own Contractor Contact List (Simple 5-Step Bullet List)

• Ask your investor-friendly realtor: “Who are your go-to guys for duplex repairs?”

  • Many realtors “have a guy” they work with or know who can general contract to even small handy repairs.

• Post in your local real-estate Facebook groups: “Buying my first duplex — need reliable handyman, plumber, roofer.”

• Go to one REIA meetup and ask 5 investors the same question (write names + numbers on your phone).

• Text/call each referral: “Hey [Name], [Realtor/Investor] recommended you. Do you work with duplex investors and can you do same-week calls?”

• Save the 3–5 best ones in a Google Sheet or your phone contacts — you’re done.

  • Remember: If you’re working with contractors - get multiple quotes before starting the work. Your contactor list is just a baseline start and will evolve with time.

IT only takes one weekend.

ACTION #2 — DO THIS WEEK

1. Build Your Own Contractor Contact List

2. Open a new “Duplex Repairs” savings account → auto-transfer 10% of rent

Do this once → repairs become a non-event.
Next lesson: Late rents & evictions (how to almost never have them).

Let’s keep the money and kill the stress.

See you in Lesson 3!