For investors and landlords
Turnovers, rehabs and repairs scoped to the numbers.
A renovation crew that understands rent-ready is a specification, not a mood. Make-readies in days, rehabs on a calendar, inspection items cleared with photos, one invoice per property.
Jacksonville and Nassau County have a lot of small landlords and a lot of handymen; what they lack is a crew that can do the turnover this month and the kitchen next year to the same standard. That is what we are: a renovation company that also does maintenance, so the bathroom floor that turned up soft during a make-ready gets fixed properly by the same people, that week.
We keep a rental specification that pencils in this market: durable, neutral, fast to install and easy to repair. It is below, with the 2026 ranges we actually quote. Investors rehabbing to rent or flip get a line-item scope from the walkthrough, with licensed-trade items marked.
Northside, Oceanway, Arlington and the Westside are where most of our investor work is; Nassau County’s rental and vacation-rental inventory is the other half.
The rental spec
Durable, neutral, fast, and priced in writing.
| Item | Specification | 2026 range |
|---|---|---|
| Floors | Rigid-core LVP, 20-mil wear layer, one colour throughout | $6–9 / sq ft installed |
| Kitchen | Painted shaker or pre-finished cabinets, quartz or laminate, stainless package | $9–18k |
| Bath | Solid-surface or tiled surround, pressure-balanced valve, vanity, comfort-height toilet, vented fan | $6–12k |
| Paint | One warm white throughout, semi-gloss trim, touch-up kit left on site | $2.5–5k |
| Hardware | Matching levers, keyed-alike deadbolts, fans on existing boxes | $0.8–2k |
Ranges for typical 2–3 bedroom units; a walkthrough turns them into a number.
After close
A maintenance calendar, not a phone tree.
Semi-annual inspections per property with a written report and a priced list; repairs billed per job. Your manager and you on one email thread.
What is a realistic make-ready timeline?
A standard turnover (paint, patches, fixtures, caulk, clean): five to seven working days. Add floors or a bathroom: ten to fifteen. We give a date at the walkthrough and hold it.
Do you do full rehabs for a BRRRR or a flip?
Yes: floors, kitchen, baths, doors, trim, paint and the repair list, scoped to the numbers you give us rather than to a magazine. Permitted items (re-wiring, plumbing moves, structure) are coordinated with licensed trades.
Can you handle Section 8 / HUD or lender inspection repairs?
Yes. Send the inspection letter; we price each failed item, fix it, and document it with photos for the re-inspection.
How do you invoice a portfolio?
One invoice per property per job, with photos, so it maps straight onto your books. Work orders can come from you or your property manager.
Do you manage properties or tenants?
No. That requires a Florida real-estate licence. We do the physical work and coordinate with whoever manages the lease.
Scope a property
Address, doors, what it needs.
We reply within 24 hours with a walkthrough time. Portfolios welcome.
Free estimate · 24-hour response
Rent-ready on the date we said.
A walkthrough at the property, a written scope with line items in two to three business days, and a start date you can plan around.
Insured · Local since 2019 · Licensed trades for permitted work