Rent with Leng

So you’re looking to rent in Vegas!

Well, you’ve come to the right place!

I’ve helped renters move in to over 250 rentals as from years 2010 to 2026!

So what’s the first step?

Step 1.1: Budget

First, we should figure out your comfortable budget!

Most landlords make sure prospective tenants earn a gross income (the big number before taxes are taken out), of at least 2.5 times the rent. Some of them require 3 times the rent.

So for a home with a rent price of $2500 per month, the renters (in total) should earn at least $6250 per month in gross income. Preferably $7500 to qualify for more places.

Of course, it’s always safer to shop for lower priced rentals.

Step 1.2: Needs

After we figure out a budget for you, we can start looking for homes that match your criteria:

We should figure out:

  • What areas you want to live in
  • What kind of home you want to rent (Single Family Home, Condos, Townhomes, High Rise, etc.)
  • When you want to get the keys.

Then we start shopping!

Step 2.1: Email Updates & Picking Homes

I’ll email you homes based on what you asked for.

My automated system will also send you updates when more homes come on the market.

If you see something you like, you can tell me and we’ll start scheduling tours.

Before we schedule visits, I’ll double check if each property has a pending applicant or not and let you decide which ones you want to visit.

If you’re too busy to go through the e-mails, I can help pick homes based on your needs.

Step 2.2: Picking Homes & Scheduling Tours

One of the benefits of having a Realtor is being able to schedule multiple homes in a short time span to save time.

If you’re too busy to see a home and it might be taken quickly, I can visit and take video.

I use a gimbal for stable video.

Then I upload it to a private youtube link so you can view it whenever you’re free.

As you see homes, you’ll learn more about what you like and don’t like.

I’ll take notes and we’ll adjust as needed.

Extra Service: If you have any issues that would make it less likely for a property manager to approve your application, I can inform the manager before we spend time driving out there.

For example, if you have any of the following situations below, I recommend we tell the managers before we visit the home and see if they would even consider working with us:

  • Low Credit (Under 600)
  • Past rental issues
    • Evictions
    • Owed Rent
    • Owed Utilities
  • Background issues like a criminal history
  • Not earning income. Even if you have $200,000 in the bank, they know you can spend it all tomorrow.

If I share these kinds of issues with the 10 property managers before we start visiting homes, and 7 of them say they would reject your application, and 3 say they’d consider you, it lets us focus our attention on those 3 homes that might work with us.

Step 3.1: Preparing Applications

When shopping for homes (buying), speed, price, and terms are the strongest factors for getting a good deal.

But when you’re shopping for rentals, generally speed is king.

Usually, whoever applies first and has good qualifications will be approved.

If the first application is a little shaky, then the landlord may consider waiting or rejecting the first application.

So for my clients, I recommend preparing the following documents before they start shopping.

  • A copy of all your IDs (driver licenses)
    • The property managers need this to make sure you are who you say you are.
  • Copies of the last 1 month of pay stubs.
    • They need these to confirm your income.
  • Copies of the last 1 month of bank statements.
    • You can black out the transactions if you want that private.
    • They want to see income coming in.
    • Bonus if you keep a safe ending amount each month.
  • A completed LVR rental application (I’ll send these to you to fill out)

Step 3.2: Submitting the Application

When you’re ready to apply for a home, I’ll double check again if the property has any rental applications that you might be competing with.

Online Applications

Some property managers have an online application. Since you’ve already prepared all the paperwork and information, it will be easy for you to submit your application online and pay the fees.

Most property managers charge between $50-100 per adult that will live in the home and/or be on the lease.

Paper Applications

If a property manager uses paper applications, we’ll either use the existing paperwork we filled out earlier, or use the property manager’s special forms.

We’ll also prepare the funds for the rental application fees.

  • Some managers use Zelle
  • Some require cash, money orders, or cashier checks in person.

Depending on our arrangement, either you as the tenant or I as your agent will drop off the rental application.

If you’re approved for the home, and you still want it, we’ll sign a lease and put down a security deposit.

Step 4.1: Lease Signing

Before you sign the lease, I can review it and make sure everything is clear.

The lease is often sent to your e-mail for E-signing.

Step 4.2: Security Deposit

Each property manager will have different ways of accepting their deposit.

Often, a cashier’s check or money order will do. Some managers may take Zelle.

Step 5.1: Move-in funds

When it’s your move-in date, the property manager will need you to send the rest of the money outlined in the lease agreement.

These funds usually include:

  • Cleaning Deposit (if any) – Often $300 or more
  • Key Deposit (if any) – Often $100 or more
  • Rent for Move-in
    • Sometimes prorated (if you move in halfway through the month, some managers just need 50% of the rent)
      • If the rent is prorated, and your lease starts April16th, you would pay 50% of a regular month of rent since the 16th-30th of April is half of the full 30 days of rent.
    • Sometimes they charge a full month first, and then charge the prorated amount on the 1st of the next month.
      • If the manager is charging a full month upfront and you’re moving in on April 16th, you would pay the full month first, and then pay 50% of a month of rent on May 1st.
    • If you move in towards the end of a month, some managers will require the prorated amount + the next month of rent.
      • For example, if you move in April 28th, that’s about 3 days or 10% of the month of rent.
      • Sometimes the manager will require the full month of May’s rent + the 3 days of April rent at move in.

Step 5.2: Getting keys

Often, one of the representatives from the property manager’s office will meet you at the property at an agreed appointment time to give you your keys.

Some managers may have you pick up keys at their office, but I believe this is less common.

Of course this is when you’ve officially started the lease!

For future rent payments, maintenance, etc, the property manager will have given you instructions by this time.

Step 6 : Property Condition Report

When you get your keys, the property manager usually provides a a form called a property condition report.

It’s usually a few pages and allows you to go through the home and write down existing damages and cosmetic defects so the landlord / property manager doesn’t hold you responsible for those issues in the future.

These include small things like scratches or stains on the walls, cabinets, bath tub, etc.

I recommend doing this report as soon as possible to avoid property managers accusing you of causing the damages from your move in.

If there are repairs that need to be made, that’s something to tell the manager separately for them to schedule maintenance.

Step 7: Optional – Review Me

If you were happy with my service and have about 60 seconds to spare, please consider writing a quick 1 to 3 sentence review!

Here’s the link: https://www.zillow.com/profile/lengsellsrealestate#reviews

If you were unhappy, please keep your thoughts to yourself! Haha just kidding.
If you were unhappy, please let me know how I can do better and I will try to improve!

How much do you charge?

For finding a place for rent:

  • For 1 adult, I charge $300
  • 2 adults: $500
  • 3 adults: $600
  • 4 adults or more: $700

I will have you review and sign an agreement before we start visiting homes.

If you prepare all the paperwork such as a rental application, bank statements, pay stubs, and credit report to me before we start shopping, the fees will be due after move-in.

If you do not want to prepare the paperwork beforehand, half of the fees will be due up front and the rest will be due at move-in.

You can Zelle the fees to my broker. I’ll provide the Zelle information when needed.