The Operating Standards Serious Landlords Use.
The same operating discipline I bring to multi-million-dollar portfolios.
Packaged for the independent landlord running 1 to 10 units.
One-time payment · Lifetime updates to v1 · 30-day refund
No thanks, just send me the free 30 Days guide
THE PROBLEM
You don't have a knowledge problem. You have an operations problem.
Most independent landlords run their properties on memory, intuition, and whatever templates a quick search turned up. Rent comes in by Zelle or check, with no ledger. Repairs get handled by whoever picks up the phone. The lease came from a free internet template that doesn't hold up in your state. Tax season is a panic.You're not bad at this. The work is just structurally chaotic until you put a system around it. Every landlord I work with at Luminor — solo investors with one property, family offices with eighty — runs the same handful of operating systems. They're not complicated. They have to be set up once, in the right order, and then they mostly run themselves.That's what this kit is.
WHAT CHANGES
When the systems are in place, the work shrinks.
Rent flows through a ledger that's already aligned to Schedule E — so March doesn't turn into a panic.Late rent has a four-step escalation that protects you legally before it gets to court.Move-in inspections produce documentation that wins deposit-return cases instead of losing them.Maintenance has a request log and a vendor bench whose insurance you've actually verified.You don't check email at 9 PM because you don't need to.The systems handle it.
WHAT'S IN THE KIT
Eleven operational templates, polished from real tenancies. Each one is the deliverable for a specific moment in the landlord-tenant lifecycle — and each one references the others where they connect, so the kit operates as a single system, not eleven separate files.Plus, included with the kit:
• Lifetime access to v1 of the kit, including future v1 updates. (When v2 launches, current buyers get an upgrade path, not a forced repurchase.)
• A 30-day refund — the standard Gumroad guarantee. If you open the kit and decide it's not what you needed, send one email and you're done.
| # | Template | What it Solves |
|---|---|---|
| 1 | Residential Lease Agreement | Customizable starting framework. The lease that holds up because every clause has a reason. Localize for your state — included disclaimer makes that clear to buyers. |
| 2 | Lease Addenda Pack | Pet rider, early-termination rider, tenant info sheet, W-9 instructions. The optional clauses that come up after move-in if you didn't plan for them. |
| 3 | Tenant Application + Auto-Scoring Rubric | Defensible screening. The application + a structured scoring sheet that turns gut-feel decisions into defensible ones — and protects you under fair-housing rules. |
| 4 | Move-In / Move-Out / Deposit Reconciliation Packet | Room-by-room walkthrough with photo log. Mirrors at move-out so deposit deductions are documented and itemized — the single biggest source of small-landlord lawsuits. |
| 5 | Rent-Increase + Renewal Pack | Renewal offer letter, renewal agreement, and rent-increase notice templates with placeholders for state-required notice periods (30/60/90 day). |
| 6 | Rent Management Packet | Annualized multi-tenant ledger, monthly grid, expense tracking, and Schedule-E-aligned year-end summary. Your tax prep starts the day you open this file. |
| 7 | Maintenance + Vendor Packet | Request log from open to close. Vendor contact sheet with insurance + license verification columns. The system that means you're not Googling for a plumber at 9 PM. |
| 8 | Late-Rent / Pay-or-Quit Notice System | Day 1 / Day 5 / Day 10 / Day 15 escalation framework with templates at each step. State-by-state Pay-or-Quit reference table. Where small-landlord eviction cases get won or lost. |
| 9 | Tenant Communication Scripts | Ten ready-to-send scripts: late rent, complaints, move-out, repair access, lease violations, neighbor complaints, rent-increase delivery, renewal offer, eviction warning, end-of-tenancy thank-you. Plus an anti-patterns guide. |
| 10 | Landlord P&L · Schedule E Annual | Tax-prep companion to the Rent Management Packet. Income, expenses, mileage, depreciation tracker — every line aligned to a Schedule E line for clean CPA handoff. |
| 11 | Year-End Tax Prep Checklist | 1099 decision tree, repair-vs-improvement framework (real money), depreciation review, and a CPA handoff package. The 23-page operational discipline most landlords learn the hard way. |
WHO THIS IS FOR
| This is for you if: | This is not for you if: |
|---|---|
| • You own 1 to 10 residential rental units and are operating them yourself. | • You manage 50+ units and need software, not templates. (Buildium and AppFolio exist for a reason.) |
| • You're tired of cobbling together templates and want one coherent set that references each other. | • You're looking for legal advice. The kit is operational discipline; it's not a substitute for an attorney licensed in your state. Every template includes a localization disclaimer. |
| • You want operational discipline without an in-house property manager. | • You're not actually going to set the systems up. The kit only pays back the time you invest in standing it up — usually a weekend. |
| • You'd rather pay $97 to skip three weeks of hunting, drafting, and second-guessing. |
Why Me
I'm Melissa Liptak. I run Luminor — an operations practice for residential real estate investors with portfolios from one duplex to a hundred-plus units. Before that, I was a licensed real estate broker in NYC and managed property operations across multiple markets.
Claros Portfolio is the foundational tier of what I do at Luminor — the same templates, the same playbooks, the same operational discipline — packaged so an independent landlord can stand them up in a weekend instead of paying for an institutional engagement. The work is structurally identical. The price difference is what comes from skipping the white-glove engagement and giving you the assets directly.
Not ready to buy? Read this first.
"First 30 Days as a Landlord" is the free guide I wrote for landlords in their first month of a tenancy. It's a 30-day operational roadmap that walks through what to set up in what order — week by week, day by day. It references the kit templates by name where they apply, but the guide stands on its own. If you read it and decide you'd rather build the systems yourself, that's a real choice and the guide will help you do it.
FAQ
What format are the templates in? Word documents (.docx) for the lease, addenda, notices, and scripts. Excel workbooks (.xlsx) for the screening rubric, rent management packet, move-in/move-out packet, maintenance log, P&L, and tax-prep checklist. All editable. Open in Microsoft Office, Google Workspace (after import), or Apple Pages/Numbers.
Are these state-specific? No. The templates are written to be customizable to your state. Notice periods, security-deposit limits, and required disclosures vary by state — the templates flag where you need to verify and localize. The kit is operational discipline; an attorney licensed in your state should review the lease and notices before you use them with a real tenant. The disclaimer is included on every legal-adjacent template.
I have one rental property. Is this overkill? No. The kit is sized for one-to-ten units. The systems run identically whether you have one tenant or ten — and the time to set them up is the same. Setting them up now means tenant #1 doesn't become the test case for the systems you wished you had.
I have 25+ units. Will this work for me? Probably not as your primary system. At 25+ units you should be on Buildium, AppFolio, or another property-management platform. The kit can supplement those (the lease, scripts, and tax-prep workflow are useful regardless), but the rent ledger and maintenance log are designed for spreadsheet-scale operations, not 25-tenant platforms.
What if I already have a lease and rent ledger I like? Use them. The kit is modular — every template stands alone. Most buyers use the lease and addenda pack as-is, and adopt the operational templates (move-in/out, maintenance, communication scripts, tax prep) where they don't already have something working.
Do I get future updates? Yes — lifetime access to v1 of the kit, including any updates I make to v1 templates. When a v2 ships (substantial new templates, expanded scope, etc.), current buyers get an upgrade path, not a forced repurchase.
Is there a refund? Yes — 30 days, no questions. Email me through Gumroad and you get the refund. I'd rather have you happy with a different solution than be a frustrated owner of mine.
Why not just hire a property manager? A property manager typically charges 8–12% of monthly rent plus leasing fees. On a $2,000/month rental that's $1,920–$2,880 a year, every year. The kit is $97 once. They're different products: a manager handles the work; the kit gives you the discipline to handle the work yourself in much less time. Many of my Luminor clients use both — kit for the discipline, manager for the day-to-day.
What's Luminor and how is Claros Portfolio different? Luminor is the institutional advisory practice — for investors with 10+ unit portfolios who want a custom operational engagement. Claros Portfolio is the productized, foundational tier — same templates, same discipline, packaged at a price point that makes sense for one-to-ten unit operators. Buying Claros Portfolio is the right move for most independent landlords; Luminor is for owners who've outgrown templates and need the full engagement.
Get the Kit
Eleven templates · One operating system ·
Built from institutional practice.
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