For cleaners, handymen, and small crews going after property-manager work
The whole turnover business, in one folder.
How to price a turn, how to land the property managers who hand them out, what to put in writing, and how to run the job once you've got it. Not theory — the actual price book, calculator, checklists, and scripts I use turning units every week.
One-time payment. Instant download. Yours to keep and edit.
- Price itA working calculator and a real price book, so a bid takes two minutes instead of a guess.
- Win itWho to call at a management company, what to say, and what to send after.
- Run itChecklists, work orders, and change orders for cleans, trash-outs, paint, flooring, and punch-list.
Free — no strings
The one-page checklist I run before I bid a turn.
Forty things to confirm before you put a number in front of a property manager. The lines crews forget, and the profit check at the end that tells you whether the job is worth the day.
- Every line to price: clean, trash-out, lawn, paint, flooring, punch-list
- How to photograph a job so you never lose an argument about it
- The profit check most bids never get run through
One page. Print it and keep it in the truck.
Send me the checklist
Put in your email and the download opens on the next page.
Start with the pricing
Three steps to stop guessing on a bid.
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Put your numbers in once
What you pay per hour, your crew size, your mileage, your landfill fee. One tab, six boxes, about twenty minutes.
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Enter the job
Two bedrooms to clean, a half-load trash-out, 900 square feet of paint. Type the quantities and read the price off the bottom.
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Check it after
Put in what the job actually took. It shows you where you were off, so the next bid is tighter than the last one.
You don't need to be a spreadsheet person
The boxes you type in are shaded blue. Everything else is locked math you never have to touch. If you can fill out an invoice, you can run this.
Who it's for
You can already do the work. Nobody ever showed you how to run it as a business.
- Cleaners and junk-removal crews who want steadier work than one-off house jobs.
- Handymen and lawn guys adding make-ready turns to what they already do.
- Brand new companies that need a price sheet, a checklist, and a contract before the first call.
- Crews already turning units who have never sat down and checked whether the jobs made money.
It's tools and checklists you apply to your own market — not a course, and not a lead service. No clients or accounts come with it.
What's inside
Seven files. Together they're the whole operation.
The one you'll open every week
The bid calculator
Not a blank template you have to build out. It arrives working, with a real job already filled in so you can see the math before you clear it and put your own in.
- 16 lines covering cleans, trash-outs by load, lawn resets, paint, flooring, punch-list hours, and subs.
- Drive time, mileage, and dump fees priced separately, so they stop quietly eating your profit.
- A minimum charge that keeps small jobs from losing money.
- Tells you your margin and what you earned per man-hour on every bid.
- A reference price book with low, middle, and high ranges, each with a source link so you can check it.
Field checklists
So the work gets done the same way twice
Step-by-step lists a brand new hire can follow — turnover clean, deep clean, trash-out, lawn reset, paint, flooring, final punch walk, and what to keep on the truck. Plus how to photograph a job so you never lose an argument about it.
Pricing guide
How to charge, in plain English
Flat rate or hourly. How to pass through dump fees. When to walk away from a job — or a client. How to raise your rates on somebody you've had for two years without losing them. And how to stop "while you're in there" from eating your afternoon.
Getting clients
Where the steady work is
How to find the property managers in your county, who to call first, and what they actually care about — which is turn speed, photos, and a clean invoice, in that order. Includes an intro email you can send today and how vendor lists really work.
Contracts and forms
The paperwork, already written
Services agreement, work order and scope sheet, change order, what belongs on an invoice, the insurance paperwork managers will ask you for, and a sub agreement. Starting points for your attorney to look over, not legal advice.
Setup checklist
If you're just starting out
LLC and EIN, the insurance and bond you need before a manager will use you, setting up a landfill account, and a tools list in three stages with rough costs — so you can start light and buy more as the money comes in.
Start here
Read this one first
What's in the box and the order to go through it in your first week, so you're not staring at seven files wondering where to begin.
Who made it
Built by an operator, not a marketer.
I run a property turnover service in eastern North Carolina — cleans, trash-outs, lawn resets, paint, flooring, and punch-list work for local property managers and landlords. The calculator in this kit is the same math I use to decide what a unit is worth turning, and the checklists are what my crews actually run on.
I'm not a coach who read a book about this. I've eaten the dump fees I forgot to charge for and bid paint jobs before counting the doors. Everything in here exists because it cost me something first.
— Lee Thorne II, eastern North Carolina
From people using it
What changed once they had the numbers.
Pricing and process, not paydays. I don't publish income claims — mine or anybody else's.
Placeholder — bid example
[A real quote about a pricing decision that changed. What they used to quote, what they saw when they ran it through the calculator, what they quote now. No income figures.]
— [First name, last initial], [trade], [city, state] · used with permission
Placeholder — process win
[A real quote about something that stopped going wrong. A fee they stopped eating, a checklist the crew actually follows, a contract that was ready when a manager asked for it.]
— [First name, last initial], [trade], [city, state] · used with permission
Placeholder — time saved
[A real quote about how long a bid takes now versus before, or about no longer second-guessing a number after it's sent.]
— [First name, last initial], [trade], [city, state] · used with permission
Quotes are from individual buyers, used with their written permission, and lightly trimmed for length only. What any one person gets out of the kit depends on their market, their pricing, and their crew. Nothing here is a projection, guarantee, or promise of earnings.
If you want more than the files
Some things a spreadsheet can't tell you.
The kit tells you how to price a turn. It can't tell you whether to take the account that wants net-60, or what to say when a manager asks you to eat a $400 flooring mistake that wasn't yours, or whether you're ready to put a second truck on the road.
That's what this is for. Every month you get an hour on the phone with me, plus an email address that reaches me in between. You bring the wins, the losses, and the thing you can't figure out. I've probably already gotten it wrong once and can save you the tuition.
I'm not a coach. I still run my own crews every week, which is the only reason my advice is worth anything — I'm answering out of this year's jobs, not a course I recorded once. If I'm not the right person for what you're dealing with, I'll tell you that instead of taking your money.
What you get
- One hour, one-on-one, every month. Scheduled when it suits you. Bring a list.
- Email me in between. Send me a bid before it goes out, or a message from a manager you're not sure how to answer. Answered within one business day.
- Real numbers, not theory. I'll tell you what I charge and what I pay, and you can decide what that means in your market.
- Month to month. No contract. Cancel whenever it stops being worth it.
$349 per month
Includes the kit. Already bought it? The $149 comes off your first month.
See the details →Straight talk
Before you buy, so nobody's disappointed.
- It won't get you clients on its own. The guide tells you who to call and what to say. You still have to make the call and show up on time.
- I'm not promising you'll make any particular amount. There are no income figures anywhere in here. What you earn comes down to your market, your rates, and your crew.
- The reference prices are a starting point. Rates move county to county, and property-manager work pays less than retail homeowner work. You'll have to test your own market.
- The contracts are templates. Have an attorney in your state read anything before you sign it or send it out.
- You'll need Excel, Google Sheets, or LibreOffice. Any of the three works. It's cleanest on a desktop.
FAQ
Questions before you buy.
I'm not good with spreadsheets. Will I be able to use it?
Yes. The cells you type into are shaded; everything else is locked math you never touch. There's a worked example already filled in, so you can see how a real turn prices out before you put your own numbers in.
Does it work outside North Carolina?
Yes. You put in your own wages, mileage, and local dump fees, so nothing is tied to my area. The NC figures are just examples, and the setup checklist flags where your state's steps will differ.
I only do cleaning. Is the rest wasted on me?
No. Use the clean and trash-out lines and leave the others at zero. They're there for the day a manager asks if you also cut grass or paint — which is usually how these accounts grow.
Will it run on a Mac, or in Google Sheets?
Both. It works in Excel on Windows and Mac, and in LibreOffice. In Google Sheets the formulas all calculate, though some colors and column widths shift a little.
Can I put my own company name on it?
Yes, and you should. The files are yours to edit — drop your logo on the checklists and hand them to your crew.
Why $149?
One turn you priced wrong usually costs more than that. A trash-out where you forgot the dump fee, or a paint job you bid before counting the doors. It's priced as a tool, not a course.
Do I get updates?
Yes, free. When I update the calculator or the guides, your download link gets the new version at no charge.
What's the refund policy?
All sales are final. These are editable spreadsheets and documents delivered instantly — once they're on your computer, there's no way to hand them back, so I don't offer refunds.
Which means I'd rather you ask me hard questions before you buy than be disappointed after. Everything in the kit is listed above. If you want to know whether something specific is in there, email me at lee@coastalplainsnc.com and I'll tell you straight — including if I don't think it's a fit for you.
How does the mentorship actually work?
You pick a time that suits you for the monthly hour — phone or video, your call. In between, you email me. I answer within one business day on weekdays. If you don't use your hour one month, it doesn't roll over — but you can always email.
Do I have to buy the kit before the mentorship?
No, but it helps — we'll spend the first call on your actual numbers instead of setting them up. If you buy the kit and upgrade within 30 days, the $149 comes off your first month.
Two ways in
Take the playbook, or take the playbook and me.
Not sure which one is for you?
Three questions. Answer them honestly and the choice usually makes itself.
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Is the thing stopping you a number, or a decision?
A number — what to charge for a clean, a trash-out, 900 feet of paint — is what the kit is for. A decision — whether to take the account, whether to put on a second truck, whether to eat a mistake that wasn't yours — is what the monthly hour is for.
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Have you turned units for a property manager yet?
Not yet: start with the kit. You need a price sheet, a checklist, and a contract before the first call, and that's most of what's in it. Already turning units and growing faster than your systems: that's when mentorship earns its keep.
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When a job goes sideways, do you have anyone to ask?
If there's someone in your corner who has run crews, the kit is probably all you need from me. If you're figuring it out alone at 9pm, the hour on the phone is the part you're actually missing.
Still not sure? Email me at lee@coastalplainsnc.com and tell me where you're stuck — I'll tell you which one I'd pick, including when the answer is neither. You can also start with the kit and upgrade later: if you do it within 30 days, the $149 comes off your first month.
The Kit
$149 one time
Everything you need to price the work, land the accounts, and run the job.
- The bid calculator, already working
- The playbook for landing property managers
- Field checklists for every part of a turn
- Pricing guide and business setup checklist
- Contracts, work orders, and change orders
- Free updates, forever
- Yours to edit and put your name on
Instant download, yours to keep and edit. All sales final — no refunds on digital files. Questions before you buy? lee@coastalplainsnc.com
Kit + Mentorship
$349 per month
For the ones who'd rather not learn it the expensive way.
- Everything in the kit
- One full hour with me, one-on-one, every month
- Email me in between — answered within one business day
- Send me bids before they go out
- My real numbers, not general advice
- Month to month, cancel anytime
Cancel anytime, no notice needed — you keep the rest of the month you've paid for. No refunds on months already billed. Already bought the kit? The $149 comes off your first month if you upgrade within 30 days.