We utilize a property management software called Appfolio.
This allows us to collect rent fast with online payment options for our residents and quick and easy ACH disbursements for our owners!
Please Note: The system ACH's and a file is sent that day BUT it does take overnight to process the banking system, which means you'll receive your deposit the next BUSINESS Day. Please keep this in mind when the 10th/or last day of the month falls on a Friday, Saturday, or Sunday.
If you are paying a mortgage payment with the funds and most mortgage payments are due by the 15th of the month, it would be best for you to have funds set aside for your mortgage amount for the case of the draw being later than the 10th or your tenant being late with their rent.
Whoooo! We are SUPER excited about this & can't wait to have you as part of the All 3 Realty family!
Here is the form to get started so we can learn all about your property.
Please note: This form is to be completed once your property is less than 7 days from VACANCY. We do not market occupied properties. We can assist with a rent-ready rehab estimate but again the property must be vacant. Thank you!
If you’re not satisfied with our service, you can cancel your contract—no penalties—within a set timeframe.
If a resident we place gets evicted within 24 months, we’ll re-lease the property at no cost to you.
We’ll cover up to $2,500 in pet-related damage beyond the security deposit for pets approved by our team.
Commit to responding to maintenance requests within 24 to 48 hours.
Promise to find a qualified resident within 3 months or waive the first month's management fee.
We keep a close eye to make sure tenants follow lease terms, so you don’t have to worry about compliance.
Your financial reports will be accurate, timely, and sent to you every month.
We only use licensed and insured vendors for repairs and maintenance, ensuring quality work every time.
If we don’t collect rent, you don’t pay a management fee for that month. We’re committed to collecting your rent on time, every time.
No matter who you talk to on our team, we’ll know your property inside and out. You’ll always feel valued and recognized with us.
We promise to uphold our core values—Make it Count, Make it Right, Make it Meaningful—in everything we do. From communication to service quality, our actions reflect these principles, ensuring you always experience the care and dedication that define All 3 Realty.
ok, hear us out here.
We once prided ourselves on being a strict "NO PETS ALLOWED" company. However, everything took a turn when we discovered that a whopping 90% of our employees had adorable companions. 😱
Being so strict was not only having our clients miss out on great potential residents but also, let's face it; people were definitely going to have pets regardless, and some might attempt a stealthy "hide and seek" with their furry friends. 🐾
Given that in January 2024 it was estimate that 66% of our population owned at least ONE pet, We knew it was time for a pet-friendly revolution! 💯
Petscreening.com is a 3rd party company solely responsible for the screening of all pets and ESA's. We've partnered with them to ensure all pets are scored, documented, ESA applications are verified for accuracy AND pet affidavits are signed by pet owners to reduce liability.
Our office greeter Teddy gives this process a 5 PAW REVIEW! 🤩
We love this article by Todd Ortscheid a fellow property manager & industry leader from PM Assist.
Tenants Love Pets
The most recent surveys show that around 65% of all tenants have pets. That’s right, two-thirds. That’s an enormous number, and it’s up by about 15% since pre-Covid. For those of us in SFR property management, the numbers are even more jarring, as SFR tenants have higher pet ownership rates than MF tenants, meaning we’re probably looking at a number closer to 70%.
But it doesn’t stop there. Of the 35% of tenants who don’t have pets, when surveyed, about 35% of them say that they would have a pet if their landlord didn’t prohibit it. You know me by now, I love the math, so if we crunch those numbers, that means that a grand total of 77% of all tenants either have a pet or want one.
The Impact on Operational Metrics
Pet-friendly homes rent 10 days faster than homes that prohibit pets. Vacancy rates are 4% higher for rentals that don’t allow pets. Tenants in pet-friendly rentals stay longer, with different studies showing a longer tenancy of between 6–12 months.
Why Don’t Owners Want Pets?
Two reasons:
The reality is that these fears are unfounded. Studies have shown that pet-owning tenants only cause on average between $40–$150 more in damage than tenants with no pets at all. One study found that children cause 400% more damage than pets on average.
What about allergies? This is certainly a legitimate concern. If your owner is concerned about this, you need to do a deep cleaning when the pet moves out. This includes deep cleaning of carpets and draperies, replacing HVAC filters with HEPA filters and running them for several days while vacant, and thoroughly washing all hard surfaces.
The RBP is a package that we have put together to not only benefit our residents but our owners as well. We charge the resident $35 a month (in addition to the rental rate) for the services below.
Things that are MOST important to you as an owner:
Thank you for entrusting us to go above & beyond to provide the best services to your resident but also YOU!
Due to the Fair Housing Act, we ensure that our applicants are all screened fair, consistent and equal based on our outlined rental criteria. To ensure we are compliant, All 3 Realty does NOT allow owners to pick and choose their own residents because of the "gray" area that could potentially cause.
Make sure to review our minimum standards of rental qualifications to verify our rental criteria found on our website here: https://www.all3realty.com/resident-selection-criteria
Not sure what the Fair Housing Act is? Here is more info for your review:
When a resident makes a payment, we see a receipt immediately on the online platform used, Appfolio (you will also see it on your owner's statement).
However, the system will not let me release funds until they have cleared the bank which takes up to 48 BUSINESS hours. Also, depending on the time of day the tenant pays will determine how soon it goes through clearing. For example, if a tenant pays any time after 3:00 PM on a business day, that receipt is actually counted in the next business day and will not begin the clearing process until the following night as long as that is a business day.
These are all restrictions within the national banking system and not just our bank. With as much fraud taking place within the banking system worldwide, these are all restraints put in place for everyone's security.
We understand that it can be frustrating for investors to hear that their residents haven't paid rent. We want to assist you in navigating the situation and provide some information on our collections process:
For a detailed explanation of each step in the eviction process in our two states, please refer to the following resources:
Here's the thing, inflation is currently high, and many people are facing challenges. We believe in handling delinquencies on a case-by-case basis and discussing options with our owners when residents are experiencing difficulties.
In the end, you may have a resident who can no longer afford the property or whose life circumstances have changed. We always present the option for them to walk away from the property. Our priority is to regain possession of the property as soon as possible so that we can find a new tenant. Releasing them from the contract and allowing them to move on is often the best solution, both practically and financially, for our clients.
We LOVE our residents 🥰 (& our owners too) but long-term residents are what drive a healthy rental portfolio for our clients! (less rehab, less turn-costs, less tenant placement and less RISK!)
As of December 2023, our average resident stays about 3.8 years!
Application fraud has been at an all-time high in the last few years, especially Metro Atlanta. Here is a great article to review: https://snappt.com/blog/tenant-fraud-statistics/
Because of this, All 3 Realty has partnered with Findigs. (https://findigs.com/about/)
Findigs is a rental screening company, making moves in our industry. With their digital underwriting platform, they are taking verification to the next level. This includes but is not limited facial recognition between driver license & required uploaded selfies, employment payroll connection to verify income, bank connection to verify ACTUAL income and deposits, PDF scanning to ensure a document hasn't been edited from its original form & more.
This platform has allowed All 3 to approved applicants in record time and fill your property FAST with well-qualified occupants!
All 3 Realty manages 996 properties between Metro Atlanta and River Region of Alabama.
We are a hybrid between portfolio and departmental.
This means we have 3 departments. Georgia, Alabama & Maintenance.
You can contact our team using your designated inbox based on your state. These inboxes are monitored by multiple team members, creating a streamlined and efficient response time.
Welcome to the All 3 Realty Family!
In 2013, we founded All 3 Realty as a family-owned and operated company, starting with just three of us and growing into a dedicated team of 18. From day one, our mission has been simple yet profound: Building Valuable Long-Term Relationships.
Specializing in long-term property management services, our goal has always been to transform the typical landlord experience. We don’t just aim to deliver value—we strive to infuse every interaction with a personal, human touch. This approach has not only fueled our success but also allowed us the privilege of working with remarkable clients and residents over the years.
While some companies hesitate to say, “We treat you like family,” we embrace it wholeheartedly because it’s the heart of what we do. Property management isn’t without its challenges, and we understand that mistakes can happen. What sets us apart is how we respond—with honesty, integrity, and genuine care. Your trust is invaluable to us, and we are committed to ensuring your experience is smooth, transparent, and rewarding.
We’re incredibly proud of the exceptional team we’ve built and excited to share our expertise with you. Whether you’re new to property investment or a seasoned professional, we’re here to guide you toward a successful and fulfilling partnership.
Thank you for choosing All 3 Realty. We look forward to growing together and building a lasting relationship.
Warm regards,
J and Pam Coley
We have always believed in the power of meaningful connections and long-term relationships. We would like to share our core values, which drive everything we do. These are not just words on paper; they are the guiding principles that inform our daily actions and decisions.
MAKE IT COUNT, MAKE IT RIGHT, MAKE IT MEANINGFUL!
The Fair Housing Act is a critical piece of legislation designed to prevent housing discrimination and ensure equal opportunities for all individuals. As property managers, we prioritize compliance to protect both property owners and residents. Here’s what you need to know:
The Fair Housing Act prohibits discrimination in housing-related activities, including the sale, rental, and advertising of properties, based on the following protected classes: Race, Color, Religion, Sex, National origin, Disability, Familial status.
This means that every applicant must have an equal opportunity to apply and be evaluated based on consistent, non-discriminatory criteria.
Following the Fair Housing Act isn’t just about avoiding fines or lawsuits—it’s about doing the right thing. By partnering with us, you can trust that your property is managed with integrity, fairness, and full compliance.
If you’d like to learn more about the Fair Housing Act, you can read more here and here.
Our properties are self-showing lockboxes through a secure company called Tenant Turner. We live in a world where people want it, and they want it now! (like little Ms. Veruca Salt). Our prospects are invited to view our listing anytime between 8am–8pm at their leisure. No more waiting on a leasing agent!
With Tenant Turners virtual showings, potential residents are getting immediate attention. With this software, we provide instant responses to our resident leads, emails, and phone calls. This ensures your property gets full exposure!
Potential residents are invited to a Fair Housing Act-compliant pre-screening to ensure they are qualified & uploading ID prior to showing, which helps cut down on foot traffic.
The best part is that as an owner, you get a full report every Sunday night at midnight. You get to see all the showings, leads, and feedback from viewers. We told you how much we love transparency, right?!
The platforms you will see your property listed:
We use 3 methods together:
Things we think about:
All 3 Realty we do not pre-market an occupied property. If your resident has given Notice to Vacate, many owners want to pre-lease their property to minimize the vacancy period. However, there are many things to thing about.
These are the reasons we do NOT pre-market:
We are able to prelease/premarket a property when the home is VACANT during the rehab process. This ensures that the home is 100% going to be vacant and ready for a fast move in!
Depending on the state and if the home is listed during Holiday season can change these averages.
Nope! We sure don't! We are in the long-term, single-family property management business. We are passionate about resident retention and trying to keep a resident of 20+ years!
Short-term rentals are not our expertise!
All 3 Realty can file and manage all insurance claims. Actually, we prefer it! We have relationships with the vendors, remediation teams and your occupant. We help facilitate the needs of the claim in order to expedite. Easy, peasy! (Well let's be honest, the whole claims process is NOT easy, but we are happy to help)
Please make sure we are listed on your policy to help!
We're so excited to partner with you on managing your property! To keep everything running smoothly and to provide the best possible service, here are a few key things we’ll need from you along the way:
Let us know right away if there are any changes in ownership or anything coming up that might affect your property. Staying on the same page helps us keep things seamless for you.
Be sure to provide us with up-to-date and accurate details about your property and account. This helps us take care of your property and your residents with the care they deserve.
Take a look at your monthly statements to ensure everything looks right. If something’s off or if there’s a balance due, let us know or take care of it promptly so we can keep things on track.
Double-check that your ACH deposits land safely in your account. If you notice anything missing or incorrect, holler at us so we can get it fixed.
We ask that you join us in committing to Fair Housing Laws. Treating all residents equally and fairly is not just the law—it’s the right thing to do.
Keep your dwelling insurance policy up to date. It’s the best way to protect your property from the unexpected.
Be proactive about maintenance and make sure your property is safe for your residents. Timely communication and quick action on repairs go a long way in creating happy residents and protecting your investment.
View Alabama Tenant Landlord Law Here View Georgia Tenant Landlord Law Here
A frequently asked owner question is why you may have a charge of management fee, Resident Benefit program, etc. when a resident of yours moved out.
When a tenant moves out, the following happens in AppFolio when the move out procedure is done:
EXAMPLE:
The Security Deposit amount moves from the SD bank account into the Rent Escrow bank account, and you see the deposit on your statement:
If the tenant receives the full or partial amount refunded, you will see a check issued to the tenant on your statement for the $995 and that amount would come out of the balance on the statement
Since your tenant left with UNPAID charges, AppFolio then takes the $995 SD and starts to credit the charges starting with oldest charges first (see attached report). In this case AppFolio credited the following:
Then AppFolio is programmed that when you receive rent income the 8% mgmt. fee is charged and the late fee & RBP is charged to pay out to A3R
This is why you have the management fee, late fee, and RBP charges on your statement.
Y’all already know us, and we know your property like the back of our hand. That means we’re perfectly positioned to attract the right buyers and make the process as smooth as a hot knife through butter. Plus, with our extensive network of potential buyers and a reduced commission rate of just 2.5%, selling with us is a no-brainer!
Here’s what we bring to the table:
Whether you’re a seasoned investor or selling your first property, we’re here to make the process stress-free and help you maximize your return. With our deep knowledge of your property and a network of buyers, ready to go.
We are in two states, Georgia & Alabama. Most of the All 3 Realty staff work remotely and our offices are BY APPOINTMENT ONLY. We are happy to meet you, but we just need you to let us know when you plan to stop by.
Our office hours are EST from 9am–4pm (Alabama 8am–3pm). Our office closes for 1 hour between 12–1pm for Lunch.
