Straight documentation, no commentary. Every room, all four elevations, the roof line, the mechanicals, and any damage. Useful when you already know the property and just need current images for a lender, a contractor, a partner, or your own records. Add a video walkthrough for $30 when booked together.

Photos miss layout. A video shows you how the rooms connect, how tight the stairwell really is, and how the yard sits relative to the neighbors. I narrate as I go and point out what’s worth a second look. Booked alongside photos it’s only $30, since I’m already there.

Someone has to open the door and be there. I meet whoever needs in, stay for the duration, and send you a short note on how it went and anything that came up. Additional time beyond the first hour is billed in half-hour increments. If it’s a buyer walking the property, I can tell you afterward what they reacted to.

If a buyer is walking the property and we do not have an active representation agreement with either party, I am not acting in the capacity of a real estate agent and cannot advise on purchase recommendations or property condition.

I install the lockbox, test the code myself so you’re not troubleshooting from another state, photograph where it’s mounted, and send you the code and a picture. When the deal closes or the work is done, I come back and pull it at no extra charge. If you don’t have a lockbox on site, I supply one.

Keys to a contractor, documents to a title office, a sign in the yard, a package retrieved off a porch. I go, I do it, I send you a photo confirming it happened. Trips beyond 30 miles may be priced differently; send the address and I’ll confirm before anything is scheduled.

Sometimes you need a person at the door instead of another certified letter. I make contact, deliver what needs delivering, and report back on what I found — who’s actually living there, what condition it’s in, and how the conversation went. I don’t force access, escalate, or engage anyone who doesn’t want to talk. What I bring back is information, not leverage.

I come to the signer. Kitchen table, job site, title office, hospital, doesn’t matter. The travel fee above is separate from the notarial act fee set by Missouri statute, and both get confirmed with you before I schedule. Bring valid photo ID and don’t sign anything until I’m there.

Your signer joins a secure video session, verifies identity, and signs electronically. Useful when the seller is out of town, the schedule is tight, or driving to them costs more than the notarization is worth. Same statutory fee structure as in-person, lower travel cost because there isn’t any.

Direct comps and top-of-market comps, so you can see both what the property is and what it could be. Each one includes the specifics and a short note on why I picked it and where it differs from your subject. This is comparable-sales research, not an appraisal or a guarantee of value — it’s the same homework I’d do before making an offer myself.

The paperwork investors actually need, state-correct for Kansas and Missouri: purchase agreement, assignment agreement, wholesale or novation disclosures, and the supporting documents that go with them. Sent as files you can use on this deal and the next one.

Starts as small as meeting one contractor for a bid and goes as far as running the entire rehab. You fund the work and hold the contracts with the trades directly; I coordinate access, sequencing, and schedule, and send you photo updates so you know what your money bought. Priced per project after we talk through scope.

When the project’s done, the exit matters as much as the buy. Retail listing, investor-to-investor, or a quiet off-market disposition — which one depends on the property, the neighborhood, and how fast you need out. That’s a conversation, not a checkout button.