Rental Property Spreadsheet Bundle: Landlord Bookkeeping, Property Management Forms, Lease Agreement, Real Estate Deal Analyzer

The Landlord & Rental Property System is a bundle of three kits for a landlord who manages their own rentals, for signing the lease, keeping the books, sorting the year's expenses by Schedule E line and checking the numbers on the next property. Ten landlord forms as fillable PDFs and Word files, plus workbooks for Excel and Google Sheets. Instant download.

A unit comes open and you need an application, a lease and a move-in checklist this week. Then the rent comes in, the repair bills come in, and at tax time someone asks for your expenses by Schedule E line, while you are already looking at the next property. This bundle gives each of those jobs its own kit, in the order you meet them. The bookkeeping sample is seven invented units with one vacant: type a tenant's name on the vacant unit's row of the Rent Roll and the annual rent roll goes from $112,080 to $126,480. Its Dashboard reads $18,870 of income against $6,605 of expenses, $12,265 of net profit, and the Tax Summary sorts $6,651.90 of deductible expenses by Schedule E line.

Fill the forms on a laptop and save or print them, keep the books in Excel or Google Sheets, and run a property through the deal analyzer before you make an offer.

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📦 WHAT'S INCLUDED (3 KITS, 30 FILES)
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01. Landlord Forms Bundle (folder 1-Landlord-Forms-Bundle, 25 files)
Ten landlord documents, each as a fillable PDF and as an editable Word file, with 719 fillable fields across 29 pages: Rental Application and Screening Consent, Residential Lease Agreement (116 fields and a Check Your State page), Move-In and Move-Out Inspection Checklist, Rent Receipt, Late Rent Notice, Rent Increase Letter, Notice to Vacate, Lease Renewal and Month-to-Month Addendum, Tenant Welcome Packet, and Maintenance Request and Repair Log. Plus the Rent Ledger workbook in four color editions, QUICK-START-Landlord-Forms.pdf (two pages) and START-HERE.txt.

02. Rental Property Bookkeeping (folder 2-Rental-Property-Bookkeeping)
Rental-Property-Bookkeeping-Spreadsheet.xlsx, ten tabs and 1,115 formulas: a Start Here tab, Income, Expenses, Mileage and Invoices ledgers with 120 ready rows each, a Rent Roll of every unit and tenant, a month-by-month Profit & Loss, a Dashboard, a Tax Summary that groups expenses by IRS Schedule E line with an income tax set-aside estimate, and a Settings tab you fill in once.

03. Real Estate Deal Analyzer (folder 3-Real-Estate-Deal-Analyzer)
Ultimate-Real-Estate-Investment-Deal-Analyzer.xlsx, thirteen tabs and 573 formulas: Start Here, a Dashboard that grades the deal against your own targets, a Rental Analyzer, a Rent Roll, Mortgage & Amortization, a 30-Year Projection, BRRRR and Fix & Flip analyzers, Rehab Budget, Closing Costs, a five-deal comparison, Assumptions and a Glossary. Plus README-StartHere.txt and ACCESS-YOUR-TEMPLATE.pdf, which holds a Google Sheets copy link.

04. START-HERE.txt
The order to use the three kits in, and how they work together.

A one-page note on how to get help comes as a second file, THANK-YOU-and-How-to-Get-Help.pdf.

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🔗 HOW THE THREE WORK TOGETHER
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Each kit is its own set of files, and they do not link to each other: you type each number into the kit that uses it. When a lease is signed, add the unit and the tenant to the Rent Roll tab of the bookkeeping workbook. Log the rent and every expense there as they happen, and its Tax Summary groups the year's expenses by Schedule E line. Weighing another property? Type it into the Deal Analyzer's Rental Analyzer and read its Dashboard before you make an offer. The Rent Ledger in the forms kit is optional: it shows who has paid this month, the days late and any late fee.

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🎬 VIDEO TUTORIALS (FREE ON YOUTUBE)
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Landlord Forms Bundle: https://youtu.be/a_5kSEgEbIs
Real Estate Deal Analyzer: https://youtu.be/xGhYlUq-oII
The bookkeeping workbook has no video of its own; its Start Here tab walks you through it.

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👤 WHO THIS IS FOR
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A landlord with a few rental units who does the leasing, the rent and the books without a property manager, and wants the forms, the ledgers and the Schedule E summary in one place.

A new landlord about to sign a first lease who wants the application, the lease, the inspection checklist and the notices ready before the first tenant calls.

An investor who already has rentals running and is weighing the next purchase, as a long-term rental, a BRRRR or a flip, and wants to check the numbers before making an offer.

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🚫 WHO THIS IS NOT FOR
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Anyone who wants property management software that collects rent online, screens tenants, connects to a bank or files taxes. These are files: you fill in the forms and type the numbers.
Anyone who needs a lease written for their state by an attorney. The forms are state neutral, and every number your state sets is left for you to fill in.

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✅ KEY BENEFITS
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Ten landlord documents with 719 fillable fields, each also as a Word file you can reword, from the rental application to the notice to vacate.
One workbook for the year's books: Income, Expenses, Mileage and Invoices ledgers with 120 ready rows each, a Rent Roll, a month-by-month Profit & Loss, and a Tax Summary that sorts expenses by Schedule E line.
A Rent Roll that answers the day a lease is signed: in the sample, one tenant name typed on the vacant unit takes the annual rent roll from $112,080 to $126,480.
A deal analyzer that grades a property against your own targets before you make an offer: the sample duplex, at a $279,000 purchase price, shows $595 a month of cash flow and passes 4 of 5 targets.
No subscription, no account and nothing to install: the workbooks open in Excel 2016 or later and in Google Sheets, and the forms open in Adobe Acrobat Reader, Preview or most browsers, and in Word, Pages or Google Docs.

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🔧 HOW IT WORKS
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1. Lease it. Fill the Check Your State page at the end of the lease first: the deposit cap and how long you have to return it, the late fee cap, the entry notice, the notice to end a tenancy and the notice to raise the rent. Then fill the application, the lease and the move-in checklist for the unit, and save a master copy of each form with your name and your property already in it.

2. Run it and file it. Fill in the bookkeeping workbook's Settings tab once (business name, tax year, IRS mileage rate and tax set-aside percentage), add each unit and tenant to the Rent Roll, and log the rent and expenses as they happen. The sample shows a year at work: $18,870 of income and $6,605 of expenses make $12,265 of net profit on the Dashboard, the Tax Summary totals $6,651.90 of deductible expenses by Schedule E line with the mileage deduction included, and it sets aside $3,054.53 for income tax.

3. Buy the next one. Type a property into the Deal Analyzer's Rental Analyzer and read the Dashboard. The sample, a $279,000 duplex, shows $595 a month of cash flow, an 8.55% cap rate and a 1.43 DSCR, and passes 4 of 5 of its targets. The BRRRR Analyzer leaves $14,450 in the deal, and the Fix & Flip Analyzer shows $58,800 of net profit.

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❓ QUESTIONS BUYERS ASK
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What format is this? One zip with three kit folders and a START-HERE guide: ten forms as fillable PDFs and as Word files (.docx), Excel workbooks (.xlsx) for the Rent Ledger, the bookkeeping and the deal analyzer, the forms kit's two-page QUICK-START and the deal analyzer's README. It downloads the moment payment clears, with a one-page help note as a second file.

What do I need to open it? Excel 2016 or later on a Mac or PC, or Google Sheets (upload the .xlsx to Google Drive and open it with Google Sheets), for the workbooks. Adobe Acrobat Reader (free), Preview on a Mac or most browsers for the fillable PDFs; if a field will not take typing in a browser, open the form in Acrobat Reader. Word, Pages or Google Docs for the Word files. There are no macros and nothing to install.

What does it compute? The bookkeeping workbook totals income and expenses by month and by category, sorts expenses by Schedule E line, works out net profit, the mileage deduction and an income tax set-aside, totals the rent roll and counts occupied and vacant units, and flags invoices as paid, unpaid or overdue. The deal analyzer works out cap rate, cash-on-cash return, DSCR, monthly cash flow and the 1% rule against your targets, the mortgage and amortization, a 30-year projection, the cash left in a BRRRR deal, and fix and flip profit with the 70% rule. The Rent Ledger works out the days late, the late fee, the balance and the month's collection rate.

Is this legal or tax advice, and will the lease work in my state? No. These are business documents and planning tools. Landlord and tenant law varies by state, county and city, so every number your state sets is left blank for you to fill in, and a local attorney should read your lease before you use it. The Schedule E grouping and the tax set-aside are estimates to take to your tax preparer.

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⚠️ PLEASE READ
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These are business documents and planning tools, not legal, tax or investment advice.
The three kits are separate files and do not link to each other. A tenant added to the bookkeeping Rent Roll does not appear in the Rent Ledger, and a deal in the analyzer does not flow into the books.
The forms are state neutral. Fill the Check Your State page from your own state's rules before you use them, and never change the locks, remove belongings or cut off a utility to make a tenant leave.
The Rent Ledger's Help tab mentions a separate Rent Roll and Schedule E workbook. In this bundle, the full books are the Rental Property Bookkeeping workbook in folder 2.
The tax set-aside is a rough planning figure at the rate you set, not a tax return. Confirm it with a tax professional before you file.
Every name, address and figure in the samples is invented.
For your own use, on any of your devices. Please do not resell or share the files.

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📥 INSTANT DOWNLOAD
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Your files are available the moment your payment clears. Nothing is shipped.

Start with START-HERE.txt: the order to use the three kits in, and how they work together.

Questions? Send a message. I read and answer them myself.

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AI DISCLOSURE: This item was created with the help of AI tools. NicheToolkits uses AI to help design the files, write the listing and make the listing photos and videos.