Hey, welcome to the team. I'm really glad you're here.
This isn't a place where you show up, collect leads, and coast. And it's not a place that's going to run you into the ground either. Build your business around your life. That's the whole point. Work through each module, check off your items, and don't hesitate to reach out. Let's get to work.
Phase 1
Getting Set Up — 4 Modules
Legal & Business Setup
LLC, EIN, bank account, license update — step-by-step tutorials included
Not started
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Form your LLC on Sunbiz — sunbiz.org
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Apply for your EIN at IRS.gov — free, takes about 10 minutes online
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Open a business bank account using your LLC docs and EIN
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Update your real estate license with your LLC at myfloridalicense.com
Tutorial 1
How to Form Your LLC on Sunbiz — Florida
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1
Go to the Sunbiz website
Open your browser and go to the Florida Division of Corporations website.
→ dos.fl.gov/sunbiz
→ dos.fl.gov/sunbiz
Bookmark this page. You will come back here to check your LLC status and make any future changes.
2
Click "File Online" then select "Florida Limited Liability Company"
On the Sunbiz homepage, click the E-Filing Services section and select Limited Liability Company (Florida) under the filing options. This starts a new LLC formation.
3
Name your LLC correctly
Your LLC name should follow this format exactly:
[First Name] [Last Name] LLC
Example: Jane Smith LLC
Sunbiz will check if the name is available. If it is taken, try adding your middle initial or a variation. The name must end in LLC, L.L.C., or Limited Liability Company.
[First Name] [Last Name] LLC
Example: Jane Smith LLC
Sunbiz will check if the name is available. If it is taken, try adding your middle initial or a variation. The name must end in LLC, L.L.C., or Limited Liability Company.
Do not get creative with the name right now. Keep it simple as your legal business entity. Your brand name is separate from your LLC name.
4
Enter your Registered Agent information
A registered agent is the person who receives official legal documents for your LLC. As a single member LLC, you are your own registered agent.
Enter your full name and your Florida address. This must be a physical address in Florida, not a P.O. box.
Enter your full name and your Florida address. This must be a physical address in Florida, not a P.O. box.
Use your home address or a professional address if you have one. This will be public record on Sunbiz.
5
Pay the filing fee and submit
The Florida LLC filing fee is $125. Pay by credit or debit card. After payment, Sunbiz will process your filing. You will receive a confirmation email with your LLC document attached.
Processing usually takes 1 to 3 business days. You can check your status anytime on Sunbiz by searching your LLC name.
7
Save your Articles of Organization document
Once approved, download and save your Articles of Organization. This is your official proof that your LLC exists. You will need this document to apply for your EIN, open your business bank account, and update your real estate license.
Save a PDF copy in Google Drive and keep a printed copy. You will be asked for this more than once.
8
Apply for your Workers' Compensation Exemption
As an LLC member in Florida, the state considers you an employee of your own LLC. This means you are required to either carry workers' compensation insurance or file for an exemption. For a single-member real estate LLC with no employees, you will file for an exemption. This is free and done entirely online.
Requirements to qualify:
• Your LLC must be active on Sunbiz (complete Step 1 first)
• You must own at least 10% of the LLC (as sole member you own 100%)
• You must have a valid Florida driver's license
How to apply:
• Go to the Florida Division of Workers' Compensation exemption portal
• Select Non-Construction Industry (real estate is non-construction)
• Complete and submit the Notice of Election to be Exempt (Form DWC-250) online
• You must personally sign the application — no one else can sign for you
• There is no filing fee for non-construction LLC exemptions
→ Apply for Non-Construction Exemption
Requirements to qualify:
• Your LLC must be active on Sunbiz (complete Step 1 first)
• You must own at least 10% of the LLC (as sole member you own 100%)
• You must have a valid Florida driver's license
How to apply:
• Go to the Florida Division of Workers' Compensation exemption portal
• Select Non-Construction Industry (real estate is non-construction)
• Complete and submit the Notice of Election to be Exempt (Form DWC-250) online
• You must personally sign the application — no one else can sign for you
• There is no filing fee for non-construction LLC exemptions
→ Apply for Non-Construction Exemption
Your exemption expires every 2 years and must be renewed to stay valid. Set a calendar reminder so it does not lapse. An expired exemption means you are technically out of compliance. Renewal is the same free online process.
Download and save your Certificate of Election to be Exempt once issued. Some contractors and clients may ask to see it. Keep it with your other business documents in Google Drive.
9
Important: Annual Report due every year by May 1
Florida requires every LLC to file an Annual Report with Sunbiz every year to keep your LLC active and in good standing. This is not a financial statement, it just confirms your information is current.
• Due date: January 1 through May 1 every year
• Filing fee: $138.75
• Late penalty: $400 automatic fee if filed after May 1. No exceptions.
• First report: Due the year AFTER your LLC is formed. If you form your LLC in 2025, your first report is due by May 1, 2026.
• File online at dos.fl.gov/sunbiz
• Due date: January 1 through May 1 every year
• Filing fee: $138.75
• Late penalty: $400 automatic fee if filed after May 1. No exceptions.
• First report: Due the year AFTER your LLC is formed. If you form your LLC in 2025, your first report is due by May 1, 2026.
• File online at dos.fl.gov/sunbiz
Missing this deadline is one of the most common and most expensive mistakes new LLC owners make. Set a recurring reminder on your calendar for April 1 every year so you never forget. Tory will also send the team a reminder each year.
When filing the annual report, Sunbiz will ask for your EIN. You can either enter it or select "Not Applicable" if you prefer not to make it publicly visible. Both are acceptable.
6
Add yourself as the Managing Member
When prompted for members and managers, add yourself as the sole managing member. Enter your full legal name and address. Since this is a single member LLC you are the only person listed.
Tutorial 2
How to Apply for Your EIN — Free & Online
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1
Go directly to the IRS EIN application
The EIN application is completely free on the IRS website. Do not use any third party website that charges a fee, they are just middlemen.
→ IRS.gov EIN Application
→ IRS.gov EIN Application
Only apply Monday through Friday, 7am to 10pm Eastern Time. The IRS online system is not available outside those hours.
2
Click "Apply Online Now"
On the IRS page, click the Apply Online Now button. This will launch the EIN Assistant. Read through the intro and click Begin Application.
3
Select your entity type
When asked what type of legal structure, select Limited Liability Company (LLC). On the next screen, enter 1 for the number of members since this is a single member LLC. Then select Florida as the state.
4
Select the reason you are applying
Select Started a new business as your reason for applying. This is the most common selection for a new LLC.
5
Enter your LLC information
Enter your LLC name exactly as it appears on your Sunbiz Articles of Organization. Enter your own name as the responsible party. Use your Social Security Number when prompted for the responsible party's SSN. This is required and is how the IRS ties the EIN to you personally.
Your SSN is not stored publicly. Only you and the IRS see this.
6
Select your business type and activities
When asked what your business does, select Real Estate. When asked how you want to receive your EIN letter, select Online PDF so you can download it immediately.
7
Submit and download your EIN confirmation
After submission, the IRS will display your EIN immediately on the screen. It will look like this: XX-XXXXXXX. Download the PDF confirmation letter right away.
Download and save this letter immediately. If you close the window without downloading you will need to call the IRS to retrieve your EIN, which takes much longer.
Save your EIN letter in Google Drive alongside your Articles of Organization. You will need both for your bank account and license update.
Tutorial 3
How to Open Your Business Bank Account
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1
What you need before you go
Gather these documents before going to the bank. You need all three:
• Your Articles of Organization from Sunbiz (proof your LLC exists)
• Your EIN confirmation letter from the IRS
• Your government-issued photo ID (driver's license or passport)
• Your Articles of Organization from Sunbiz (proof your LLC exists)
• Your EIN confirmation letter from the IRS
• Your government-issued photo ID (driver's license or passport)
Call the bank ahead of time to confirm what they require. Some banks also ask for your operating agreement. As a single member LLC you can create a simple one-page operating agreement and sign it yourself. Ask Tory if you need a template.
2
Choose a bank
Any bank works. Here are a few good options to consider:
• Chase Business Checking — widely available, strong app, common choice for real estate agents
• Bank of America Business — widely available, integrates well with Zelle
• Navy Federal Credit Union — excellent option if you have military affiliation or qualify for membership, known for low fees and great service
If you already have a personal account somewhere, check if they offer business accounts. It can simplify transfers.
• Chase Business Checking — widely available, strong app, common choice for real estate agents
• Bank of America Business — widely available, integrates well with Zelle
• Navy Federal Credit Union — excellent option if you have military affiliation or qualify for membership, known for low fees and great service
If you already have a personal account somewhere, check if they offer business accounts. It can simplify transfers.
Do not use your personal bank account for business transactions. Keeping them separate is important for taxes and protects your LLC status.
3
Open the account in your LLC name
Tell the banker you want to open a business checking account for a single member LLC. Give them your LLC name exactly as it appears on your Articles of Organization. They will run your EIN, verify your documents, and set up the account. Usually takes 30 to 45 minutes in person.
4
Set up your account for real estate
Once open, do these three things right away:
• Order a debit card for the account
• Set up online banking and download the app
• Give your broker this account info for commission payments
• Order a debit card for the account
• Set up online banking and download the app
• Give your broker this account info for commission payments
All commission checks should go into this account, not your personal account. This keeps your business income separate and makes tax time much easier.
Tutorial 4
How to Update Your Real Estate License with Your LLC — DBPR
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1
Review the official DBPR checklist before you start
This process requires a paper form mailed to DBPR along with a $30 check. Before you start, review the official checklist so you know exactly what is required.
→ DBPR Checklist — Sales Associate Add LLC
→ DBPR Checklist — Sales Associate Add LLC
DBPR stands for Department of Business and Professional Regulation. This is where your Florida real estate license is managed. The checklist confirms you need Form DBPR RE 16 and a $30 check.
2
Download Form DBPR RE 16
The correct form for a Sales Associate adding an LLC to their license is Form DBPR RE 16 — Sales Associate/Broker Sales Associate Miscellaneous Transactions. This is a 3-page paper form that must be printed, completed, and mailed.
→ Download Form DBPR RE 16 (PDF)
→ Download Form DBPR RE 16 (PDF)
Print this form, complete it in pen, and mail it with your $30 check. Do not submit electronically.
3
Complete Section I — Transaction Types and Contact Information
In Section I of the form:
• Check Add/Remove PA, LLC, PL, or PLLC — Sales Associate or Broker Sales Associate
• Fill in your name and phone number and email address in the Contact Information fields
• Check Add/Remove PA, LLC, PL, or PLLC — Sales Associate or Broker Sales Associate
• Fill in your name and phone number and email address in the Contact Information fields
Only check ONE transaction type. If you ever need to make multiple changes, use a separate form for each one.
4
Complete Section II — Add/Remove PA, LLC, PL, or PLLC
This is the main section that registers your LLC to your individual license. Fill it in as follows:
• Last/Surname: Your last name exactly as it appears on your real estate license
• First: Your first name exactly as on your license. No nicknames or initials.
• Middle / Suffix: Fill in if it appears on your license, otherwise leave blank
• License Number (SL or BL): Your individual Sales Associate real estate license number
• Add or Remove: Check Add
• Select the type of business designation: Check LLC
• Last/Surname: Your last name exactly as it appears on your real estate license
• First: Your first name exactly as on your license. No nicknames or initials.
• Middle / Suffix: Fill in if it appears on your license, otherwise leave blank
• License Number (SL or BL): Your individual Sales Associate real estate license number
• Add or Remove: Check Add
• Select the type of business designation: Check LLC
Your name must match your license exactly. Do not use a nickname, shortened name, or initials. If Jane Elizabeth Smith is on your license, that is exactly what goes on the form.
Your LLC name itself is not entered on this form. The form simply registers that your license now has an LLC designation attached. Your LLC name is already on file with Sunbiz and DBPR connects them through your license number.
5
Complete Section IV — Affirmation by Written Declaration
Skip Section III entirely, that section is only for agents becoming active with an Owner/Developer, which does not apply here.
In Section IV, sign your name, print your name, and date it. You are signing as yourself, the Sales Associate whose license is being updated.
In Section IV, sign your name, print your name, and date it. You are signing as yourself, the Sales Associate whose license is being updated.
Your signature here has the same legal effect as a sworn oath under Florida law. Sign it yourself, do not have anyone else sign it on your behalf.
6
Write your $30 check and gather your documents
There is a $30 filing fee for this transaction. Write a check payable to:
Florida Department of Business and Professional Regulation
Make a copy of your completed form and check for your records before mailing.
Florida Department of Business and Professional Regulation
Make a copy of your completed form and check for your records before mailing.
Do not send cash. Check or money order only, payable to DBPR. Applications submitted without the fee will not be processed.
7
Mail your completed form and check to DBPR
Mail the completed Form DBPR RE 16 and your $30 check together to:
Department of Business and Professional Regulation
2601 Blair Stone Road
Tallahassee, FL 32399-0783
Department of Business and Professional Regulation
2601 Blair Stone Road
Tallahassee, FL 32399-0783
Mail via USPS with tracking so you have confirmation it was received. Processing typically takes 2 to 4 weeks. DBPR will email you when your license is updated and ready to print.
8
Print your updated license and notify Tory
Once DBPR processes your form, they will notify you by email. Log in to your account at myfloridalicense.com, find your license, and print the updated version. Your license will now show your LLC designation. Destroy the old license once the new one is printed.
Let Tory know immediately once your updated license is confirmed. She needs to update your information in Herron's system. You must have the updated license before commissions can be paid to your LLC.
Let Tory know immediately once your updated license is confirmed. She needs to update your information in Herron's system. You must have the updated license before commissions can be paid to your LLC.
9
Questions? Call DBPR directly
If you hit any snags or are unsure about any step, call DBPR's Customer Contact Center. They are genuinely helpful and can walk you through the form over the phone.
DBPR Customer Contact Center: (850) 487-1395
DBPR Customer Contact Center: (850) 487-1395
Herron Onboarding & Platform Setup
Official onboarding, marketing plan, Boldtrail, Dotloop, MLS, ShowingTime, Supra eKey
Not started
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Send a copy of your Driver's License and Real Estate License to Tory — this kicks off your official onboarding
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Watch for a DocuSign email from Herron — check your spam folder if you don't see it within 24-48 hours
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Join the Herron Real Estate Family Facebook group
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Join the Listings | Coming Soon | Open Houses Facebook group
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Join the Vendors and Sponsorship Opportunities Facebook group
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Herron's hiring manager will initiate your license transfer to Herron Real Estate — no action needed on your end for this step
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Select and sign up for the Standard Marketing Plan through Herron — $99/month, includes Boldtrail and Tom Ferry training
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Set up your Boldtrail CRM account once marketing plan is confirmed — watch setup video first
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Create your Blinq digital business card and download the app
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Set up your Blinq email signature in Gmail — your Blinq card becomes your signature
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Copy and personalize your business card template in Canva — print-ready
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Dotloop access confirmed through Herron — provided at no extra cost as part of onboarding, Herron will set this up for you
- MLS access set up through NEFAR — tutorial coming soon
- ShowingTime access confirmed — tutorial coming soon
- Supra eKey activated and tested — tutorial coming soon
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Update your license with your LLC once DBPR RE 16 is processed — can happen simultaneously with Herron onboarding
Resources
Herron Marketing Plans
Sign up for Standard Plan here
Boldtrail Profile Setup Guide
Official Boldtrail help article
Boldtrail Help Desk
223+ articles and guides
Boldtrail Training Calendar
Live webinars and sessions
Step 1 — Do First
Herron Onboarding & Marketing Plan Walkthrough
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1
Send your documents to Tory to kick off onboarding
Email the following two documents to both addresses below. This is your official first step and triggers everything else.
• Copy of your Driver's License
• Copy of your Florida Real Estate License
Email to:
torysellsfl@gmail.com support@herronrealestatellc.com
• Copy of your Driver's License
• Copy of your Florida Real Estate License
Email to:
torysellsfl@gmail.com support@herronrealestatellc.com
You can do this at the same time as starting your LLC formation. The two processes run simultaneously and don't need to wait on each other.
2
Watch for your DocuSign email from Herron
After Tory notifies Herron, their hiring manager will send you onboarding paperwork via DocuSign. Check your email including your spam or junk folder. Complete and return it the same day you receive it.
DocuSign emails sometimes land in spam. If you haven't received anything within 48 hours of sending your documents, text Tory so she can follow up with Herron.
3
Herron will handle your license transfer
You do not need to initiate the DBPR license transfer yourself. Herron's hiring manager handles this on their end once your paperwork is complete. Your license will typically be active with Herron within a few days of completing the DocuSign documents.
There is no fee to you for the license transfer. Herron covers this as part of onboarding.
4
Choose your Herron Marketing Plan — Tory recommends Standard
Herron offers two marketing plans. Here is what each includes and Tory's honest take on both:
Standard Plan — $99/month
• Boldtrail CRM
• Tom Ferry training
Premium Plan — $159/month
• Everything in Standard, plus:
• Lead rotation (Tory's note: minimal value, mostly random office calls)
• Content gallery (Tory provides this to team members at no extra cost)
• Professional email (you'll set up your own work email instead, which you keep no matter where you go)
• Lockbox rentals (Tory has inventory available for the team)
• Listing flyer services (Tory handles this through Canva templates already)
Both plans have a pay-in-full option if you prefer to pay annually.
→ Sign up for your Marketing Plan here
Standard Plan — $99/month
• Boldtrail CRM
• Tom Ferry training
Premium Plan — $159/month
• Everything in Standard, plus:
• Lead rotation (Tory's note: minimal value, mostly random office calls)
• Content gallery (Tory provides this to team members at no extra cost)
• Professional email (you'll set up your own work email instead, which you keep no matter where you go)
• Lockbox rentals (Tory has inventory available for the team)
• Listing flyer services (Tory handles this through Canva templates already)
Both plans have a pay-in-full option if you prefer to pay annually.
→ Sign up for your Marketing Plan here
The Standard plan is the right call for agents on this team. Tory covers the extras that make the Premium plan's added cost hard to justify. Save the $60/month.
5
Set up your Boldtrail CRM account
Once your marketing plan is confirmed, you will receive access to Boldtrail, your CRM. This is where you will manage all of your leads, set up e-alerts, track follow-ups, and run your database. Watch the Boldtrail setup video before touching anything in the platform.
Do not start importing contacts or setting up campaigns until you have watched the setup video. Getting it set up correctly from the start saves a lot of headaches later.
5.5
Dotloop access — provided by Herron at no cost
Herron will set up your Dotloop account as part of onboarding. You do not need to create or pay for this separately. Dotloop is where you will complete, send, and manage all of your contracts and transaction documents.
Once you have access confirmed, do not worry about setting it up fully yet. A dedicated Dotloop setup module is here in Phase 1 that will walk you through:
• Setting up templates for buyer offers
• FHA, VA, Cash, and Conventional contract templates
• Buyer broker agreement templates
• Herron required forms and disclosures
• How to complete and submit contracts for Tory's review
• Video walkthroughs for each transaction type
Once you have access confirmed, do not worry about setting it up fully yet. A dedicated Dotloop setup module is here in Phase 1 that will walk you through:
• Setting up templates for buyer offers
• FHA, VA, Cash, and Conventional contract templates
• Buyer broker agreement templates
• Herron required forms and disclosures
• How to complete and submit contracts for Tory's review
• Video walkthroughs for each transaction type
For now just confirm you have access. Full setup and training is in the Dotloop Setup module in Phase 1.
6
Note on your LLC and your license
You can complete your Herron onboarding and your LLC setup at the same time, they don't depend on each other. Once your DBPR RE 16 form is processed and your LLC is added to your license, let Tory know so she can make sure Herron's records are updated to reflect your LLC as well.
See the LLC tutorials in Phase 1 for the full step-by-step on forming your LLC and completing the DBPR RE 16 form.
Step 2 — After Herron Confirmed
Boldtrail Profile Setup
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1
Log in to Boldtrail for the first time
Once your Herron marketing plan is confirmed you will receive login credentials for Boldtrail. Log in at your Boldtrail account URL. Before you touch anything else, go straight to your profile. Nothing in the system works correctly until your profile is complete.
Your profile information flows into your website, your outgoing emails, and your client communications. If it is wrong or incomplete, everything agents and leads see from you will look unprofessional.
2
Navigate to My Profile
Click your name or avatar in the top right corner of Boldtrail and select My Profile from the dropdown. This is where all of your personal and contact information lives.
3
Add your name
Enter your name exactly as you want it to appear to clients and on your website. Use your professional name, not a nickname. This is what shows up on every email, every listing alert, and every client-facing communication.
4
Upload your headshot
Upload a professional headshot. Boldtrail requires a square image at 512px x 512px for best results. If you upload a non-square image the system will crop it automatically, which may not look right.
Important: Use a professional photo. This is the first thing clients see when they receive anything from you in Boldtrail. A phone selfie is not the move here.
Important: Use a professional photo. This is the first thing clients see when they receive anything from you in Boldtrail. A phone selfie is not the move here.
Placeholder: Branding photography packages and a possible discount code from Taylor Stroble Photography are coming to this section. If you need a headshot before that is set up, ask Tory for a referral.
Image dimensions: 512 x 512 pixels, square crop, professional background preferred. If you are not sure how to resize your image, use canva.com, upload your photo, set the canvas to 512x512, and download.
5
Enter your contact information
Fill in your phone number, email address, and any other contact fields. Use the contact information you want clients to reach you at. This flows directly into your website and email signatures inside Boldtrail.
Use your business email if you have one set up. If not, your personal Gmail is fine for now. Update it later once your professional email is established.
6
Add your social media links
Boldtrail lets you link your Facebook, Instagram, YouTube, X, and Pinterest. Add any profiles you are actively using. These appear on your Boldtrail website so clients can find and follow you.
• Instagram: your professional handle
• Facebook: your business page URL
• YouTube: your channel if you have one
Skip any platforms you are not actively using. A dead social link looks worse than no link at all.
• Instagram: your professional handle
• Facebook: your business page URL
• YouTube: your channel if you have one
Skip any platforms you are not actively using. A dead social link looks worse than no link at all.
7
Add your Agent MLS ID — do this after MLS setup
Your Agent MLS ID connects your personal listings to your Boldtrail website so they show up under the "My Listings" tab automatically. Complete your NEFAR MLS access setup first (Phase 1, Herron Onboarding module) before attempting this.
Once you have MLS access, you can find your MLS ID two ways:
• Use the Lookup my Agent ID link directly inside the Boldtrail profile page
• Or ask Tory after your MLS is active and she can help you locate it
If you have multiple MLS IDs, enter them separated by a comma with no spaces.
Once you have MLS access, you can find your MLS ID two ways:
• Use the Lookup my Agent ID link directly inside the Boldtrail profile page
• Or ask Tory after your MLS is active and she can help you locate it
If you have multiple MLS IDs, enter them separated by a comma with no spaces.
Your Agent MLS ID can sometimes differ from the login ID you use to sign in to NEFAR. Boldtrail uses the specific ID from the IDX feed. If the lookup tool doesn't work, contact Boldtrail support or ask Tory.
8
Save your profile and verify it looks right
Save your profile and then navigate to your Boldtrail website to confirm everything is displaying correctly. Check that your name, photo, and contact info all appear as expected. Send yourself a test email from Boldtrail to confirm your signature looks right.
Show Tory your profile before you go live with any leads. She will do a quick check to make sure everything looks professional and is set up correctly.
Step 3 — Every Lead, Every Time
Lead Input Standards & Notes Template
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Every lead entered into Boldtrail must follow this exact standard. Consistent data means better reporting, better follow-up, and a database that actually works for you. No shortcuts.
1
Contact Info — required fields
Fill in every field you have. These are the minimums:
• First Name — required
• Last Name — required, use "." (a single period) if you only have a first name. This satisfies the required field without "Unknown" autofilling into texts and emails to the lead.
• Email — required
• Cell Phone — required if you have it. Always try to get it.
• Permission to Contact — default all three (Call, Text, Email) to Yes unless the lead has specifically asked not to be contacted a certain way. Never assume no.
• Street Address, City, State, Zip — fill in if known
• First Name — required
• Last Name — required, use "." (a single period) if you only have a first name. This satisfies the required field without "Unknown" autofilling into texts and emails to the lead.
• Email — required
• Cell Phone — required if you have it. Always try to get it.
• Permission to Contact — default all three (Call, Text, Email) to Yes unless the lead has specifically asked not to be contacted a certain way. Never assume no.
• Street Address, City, State, Zip — fill in if known
If you only have a phone number and no email, still create the lead. Enter what you have and note what is missing. A partial record is better than no record.
2
Lead Info — required fields
• Lead Type — select one: Buyer, Seller, or Renter
• Lead Status — set to the appropriate stage. New leads start at New
• Lead Source — required, select from the list below. Never leave this blank.
Approved Lead Sources — pick the closest match:
• Lead Status — set to the appropriate stage. New leads start at New
• Lead Source — required, select from the list below. Never leave this blank.
Approved Lead Sources — pick the closest match:
• Zillow
• Realtor.com
• UpNest
• Opcity
• Open House
• Referral
• Sphere
• Facebook
• FB Marketplace
• Instagram
• TikTok
• YouTube
• Mailer
• Manual Add
If you cannot find the right source, use Manual Add and clarify in the Notes. Do not pick a random source just to fill the field. Accurate source tracking tells us what is working and where to invest.
3
Notes — use the standard template, pin to top
Every lead must have a pinned note at the top of their profile using this exact template. Copy it, fill it in, and pin it. Update it with a new date every time you make contact.
--- LEAD PROFILE [MM/DD/YYYY] ---
Type: [Buyer / Seller / Renter]
Price Range: $[min] - $[max]
Area / Zip: [neighborhood or zip code]
Timeline: [Active / 1-3 mo / 3-6 mo / 6-12 mo / Just browsing]
Loan Status: [Pre-approved / Needs lender / Cash / Unknown]
Lender: [Name if known]
Motivation: [Why are they moving? Job, family, upsizing, etc.]
Must Haves: [specific needs]
Deal Breakers: [what they absolutely do not want]
Best Contact: [Call / Text / Email] at [time preference]
--- CONTACT LOG ---
[MM/DD/YYYY] - [Method] - [What was discussed / outcome]
[MM/DD/YYYY] - [Method] - [What was discussed / outcome]
Type: [Buyer / Seller / Renter]
Price Range: $[min] - $[max]
Area / Zip: [neighborhood or zip code]
Timeline: [Active / 1-3 mo / 3-6 mo / 6-12 mo / Just browsing]
Loan Status: [Pre-approved / Needs lender / Cash / Unknown]
Lender: [Name if known]
Motivation: [Why are they moving? Job, family, upsizing, etc.]
Must Haves: [specific needs]
Deal Breakers: [what they absolutely do not want]
Best Contact: [Call / Text / Email] at [time preference]
--- CONTACT LOG ---
[MM/DD/YYYY] - [Method] - [What was discussed / outcome]
[MM/DD/YYYY] - [Method] - [What was discussed / outcome]
Pin this note to the top of the lead profile so it is always the first thing you see. Update the date and contact log every single time you reach out, whether you connected or not. This becomes your entire history with that person.
Do not use the Notes field for one-off thoughts and then forget about them. The pinned note is the single source of truth for every lead. If it is not in the note, it did not happen.
4
Smart Campaign — assign immediately
Every new lead must be assigned the appropriate Smart Campaign immediately upon entry. Do not add a lead and leave them with no follow-up plan.
• New buyer or seller lead: assign the New Lead Follow-Up campaign
• Open house lead: assign the Open House Follow-Up campaign
• Long-term nurture lead: assign the Nurture campaign
The campaign scripts match the PDFs in your Reference Library. Tory will set up the campaigns on the backend. Your job is to assign the right one when you enter the lead.
• New buyer or seller lead: assign the New Lead Follow-Up campaign
• Open house lead: assign the Open House Follow-Up campaign
• Long-term nurture lead: assign the Nurture campaign
The campaign scripts match the PDFs in your Reference Library. Tory will set up the campaigns on the backend. Your job is to assign the right one when you enter the lead.
Not sure which campaign to assign? Default to New Lead Follow-Up and adjust later. A lead with the wrong campaign is better than a lead with no campaign.
5
The golden rule
Every lead in Boldtrail must have at minimum:
• First name, last name, email or phone
• Lead source filled in accurately
• Lead type selected
• A pinned note with the template filled in as completely as possible
• A Smart Campaign assigned
If you can not complete all five in the moment, set a task reminder in Boldtrail to come back and finish it within 24 hours. Never let a lead sit incomplete.
• First name, last name, email or phone
• Lead source filled in accurately
• Lead type selected
• A pinned note with the template filled in as completely as possible
• A Smart Campaign assigned
If you can not complete all five in the moment, set a task reminder in Boldtrail to come back and finish it within 24 hours. Never let a lead sit incomplete.
Tory may audit lead records periodically. Incomplete or inconsistent records reflect on the quality of your business. Build the habit right from the start.
6
Set up a Boldtrail e-alert — after the contact is saved
For every buyer or renter lead where you have enough information, set up a Boldtrail e-alert before you finish entering them. This sends them automatic listing updates and keeps you top of mind without any extra effort on your part.
• Match the alert to their price range, area, and property type
• Set frequency to Daily for active leads, Weekly for nurture leads
• Note in the pinned note that an e-alert has been set up and what parameters you used
E-alert setup tutorial coming soon.
• Match the alert to their price range, area, and property type
• Set frequency to Daily for active leads, Weekly for nurture leads
• Note in the pinned note that an e-alert has been set up and what parameters you used
E-alert setup tutorial coming soon.
E-alerts are one of the highest value things you can do for a buyer lead in under 2 minutes. They stay engaged, they see you as a resource, and they come back to you when they are ready.
Library
Boldtrail Training Resource Library
▶
These resources are organized by when you will need them. Do not try to consume everything at once. Start with the setup resources and come back to the others as you reach each phase of your training.
Getting Started
Complete Your Profile
Start here — official guide
Live Training Calendar
Webinars and live sessions
Boldtrail Shorts
Bite-sized how-to videos
Daily Workflow — Use Once You Have Leads
Listing Tools — Use When You Have Active Listings
Client Tools — Use With Active Buyers
Advanced — Once You Are Fully Up and Running
Online Profiles & Review Campaign
Zillow, Google, Facebook, social rebrand, getting your first reviews
Not started
▶
- Zillow profile claimed and fully optimized
- Realtor.com profile claimed and updated
- Google Business page created and verified
- Facebook Business page created
- Instagram rebranded to align with At Home Real Estate Team
- TikTok and YouTube accounts rebranded
-
Review campaign launched — personally reach out to friends and family for Google and Facebook reviews
Dotloop Setup & Contract Templates
FHA, VA, Cash, Conventional, buyer broker agreement, Herron forms — full video walkthroughs
Coming Soon
▶
Complete the Offer Writing & Submission module above before starting this one. This module is designed to be done right before you begin working with buyers so everything is fresh and set up correctly.
-
Confirm Dotloop access is active through Herron
-
Watch Dotloop setup walkthrough video — account settings, folders, and preferences
-
Set up your Conventional offer template and practice completing it
-
Set up your FHA offer template and review FHA-specific addendums
-
Set up your VA offer template and review VA-specific addendums and requirements
-
Set up your Cash offer template
-
Set up your Buyer Broker Agreement template in Dotloop
-
Review all required Herron forms and add to your Dotloop library
-
Practice completing a full mock offer in Dotloop and submit through the Offer Review Form for Tory to review
-
Understand how to send documents for e-signature through Dotloop and how to track status
Resources
Phase 2
Listing Side Training — 4 Modules
Listing Process Training
Appointments, MLS input, marketing stack, open houses, compliance
Not started
▶
-
Read the full listing process overview
-
Watch listing agreement walkthrough video
-
Watch MLS listing input video — full start to finish walkthrough
-
Practice listing input with Tory on a test listing
-
Review compliance forms by property type (resale, condo, land, new construction)
-
Submit your first listing input form to Tory for review
-
Review open house process guide and prep checklist
-
Host your first open house
Resources
Listing Appointment Prep — Research & What to Bring
Everything to research, prepare, and bring before walking into a listing appointment
Not started
▶
-
Notify Tory at least 24 hours before the appointment — she can help with comps or give a second opinion while you build confidence
-
Schedule a listing appointment training session with Tory at least 2 days before your first one
-
Pull the prior MLS listing for property details, photos, and prior list/sale price
-
Pull the tax record to confirm ownership, year built, square footage, and prior sale history
-
Run a permit search if seller is unsure of age of roof, AC, or other major mechanicals
-
Run comparable sales (CMA) — ask Tory for help until you are confident on your own
-
Check the Zillow Zestimate so you are ready to address it if the seller brings it up
-
Run a net sheet from J. Riley Law so you can walk the seller through estimated closing costs and what they net
-
Open and personalize the listing presentation in Canva — bring your laptop or iPad to show the seller digitally
-
Use the Seller Consultation Guide as a phone prep reference before the appointment — review the questions to ask the seller ahead of time, not all will come up but it helps you go in prepared
-
Bring a blank listing agreement in case they are ready to sign on the spot
-
Print the House Prep Guide to leave with the seller in the comps folder — helps them understand how to prepare the home for market
-
Arrive 10 minutes early — do a slow drive through the neighborhood to get a feel for it before going in
Quick Links
Listing Presentation
Canva — show on laptop or iPad
Seller Consultation Guide
Phone prep reference before the appointment
Net Sheet Calculator
J. Riley Law — run before you go
House Prep Guide
Print to leave with seller
For your first listing appointment, schedule a prep session with Tory at least 2 days before. Text her directly. She will walk through the comps and pricing conversation with you so you go in confident.
Research Tools
County Property Records & Permit Search Links
▶
Use these tools before every listing appointment to confirm ownership, pull prior sale history, check property details, and research permit history. Always start with the MLS tax record tab — it is fastest and usually has everything you need.
Property Records — Tax Records & Ownership
1
Check MLS First
Pull up the property in the MLS and look for the Tax Record or Public Records tab. This often shows owner name, year built, square footage, prior sale price and date, and assessed value — all in one place. If it is there, you may not need to go to the county site at all.
Always verify the owner name matches who you are meeting with before the appointment.
2
County Property Appraiser (if MLS doesn't have it)
Search by address to find ownership, assessed value, sale history, building details, and lot info.
Duval County (Jacksonville):
→ paopropertysearch.coj.net
St. Johns County:
→ sjcpa.gov
Clay County:
→ ccpao.com
Duval County (Jacksonville):
→ paopropertysearch.coj.net
St. Johns County:
→ sjcpa.gov
Clay County:
→ ccpao.com
If the seller's name does not match the tax record, flag it for Tory before the appointment. It could be a trust, LLC, or estate situation that affects how the transaction is handled.
Permit Search — Roof, AC, Water Heater & More
3
When and how to run a permit search
If the seller does not know the age of major mechanicals — or you want to verify what they tell you — search the county permit portal by address. Look for roofing, HVAC, electrical, plumbing, and addition permits.
A pulled and closed permit means the work was done and inspected legally. No permit on a major repair is a red flag worth noting.
Duval County (Jacksonville):
→ Jacksonville Building & Permitting
St. Johns County:
→ sjcfl.us/permit-status
Clay County:
→ claycountygov.com/permit-search
A pulled and closed permit means the work was done and inspected legally. No permit on a major repair is a red flag worth noting.
Duval County (Jacksonville):
→ Jacksonville Building & Permitting
St. Johns County:
→ sjcfl.us/permit-status
Clay County:
→ claycountygov.com/permit-search
Older permits (pre-2000s) may not be in the online system. If you cannot find a permit for work the seller says was done, ask them for contractor invoices or a warranty card.
Addressing the Zillow Zestimate
4
Look it up before they bring it up
Sellers almost always know their Zestimate and many believe it is what their home is worth. Check it before you go so you are not caught off guard.
• Zestimate higher than your CMA: Acknowledge it, explain Zillow uses public data and has not seen the inside of the home, then walk through your actual comps.
• Zestimate lower than your CMA: Use it as a positive — the market data suggests their home is worth more than Zillow thinks.
• Zestimate higher than your CMA: Acknowledge it, explain Zillow uses public data and has not seen the inside of the home, then walk through your actual comps.
• Zestimate lower than your CMA: Use it as a positive — the market data suggests their home is worth more than Zillow thinks.
Never dismiss the Zestimate or make the seller feel naive. Most sellers have done their homework and respect an agent who takes their research seriously and explains it calmly and professionally.
Listing Launch & Marketing Stack
Zillow Showcase setup, photography timeline, go-live process, open house
Not started
▶
-
Review compliance forms for your property type
-
Review the Seller Consultation Guide before your listing appointment — use it to prep questions for your pre-appointment call with the seller
-
Schedule photos with Yazan at Home Prime Media — photos due by Tuesday for Thursday/Friday go-live
-
Set up Zillow Showcase after listing is live — invite photographer to upload media directly
-
Submit listing input form to Tory for review (company leads) or input yourself (personal leads)
-
Go live Thursday or Friday only — no exceptions
-
Schedule and promote opening weekend open house from day one — minimum 1, 2 preferred
Resources
Listing Agreement Video
Coming soon
MLS Listing Input Video
Coming soon
Listing Input Form
Submit to Tory for review
Open House Prep Checklist
PDF download
Book Photography
Home Prime Media — Yazan
Seller Consultation Guide
PDF — Use at listing appointment
Net Sheet Calculator
J. Riley Law — free tool
The first two weeks on market are everything. Every listing gets the full launch treatment: professional video, 3D tour, twilight photography, Zillow Showcase, and QR codes on signs. We treat every listing like a launch, not a passive upload.
Neighborhood Farming & Mailing Lists
Pull free mailing lists from the property appraiser, just sold postcards, FSBO guide
Not started
▶
-
Watch tutorial: how to pull a free mailing list from the county property appraiser website
-
Pull your first mailing list for a target neighborhood
-
Copy and personalize your Just Sold postcard Canva template
-
Review, rebrand, and add the FSBO guide to your website
Resources
Phase 3
Buyer Side Training — 2 Modules
Buyer Consultation & Broker Agreement
How to run a buyer consult, broker agreement guide, Buyer & Client Intake Guide
Not started
▶
-
Download and review the Buyer & Client Intake Guide — use this at every buyer consult to capture client info and preferences
-
Review the buyer broker agreement guide and understand when and how to present it
-
Print the Buyer & Client Intake Guide and bring it to every buyer consult
-
Personalize the About You flyer in Canva with your photo and bio — have Tory review before usingPrint the full buyer packet to bring to every buyer consult — includes About You flyer, Road to Home Ownership, costs breakdown, and reasons to work with youRole play a buyer consultation with Tory before your first real one
Resources
Buyer & Client Intake Guide
PDF — phone prep before consult
Buyer Packet
Canva — print and bring to consult
About You Flyer
Canva — personalize first
Buyer Broker Agreement Guide
Coming soon
What to Bring
Buyer Consult Packet — What It Includes & How to Use It
▶
The buyer packet is a printed leave-behind you give clients at the consultation. It covers who you are, what the buying process looks like, and what it costs. Personalize the About You flyer first, then print the full packet before every buyer consult.
1
About You Flyer — Personalize This First
The first page of your buyer packet. Introduces you with your photo, bio, and contact info. Open the Canva template, copy it, and replace the placeholder text with your own bio. Write it in first person and make it warm and conversational — talk about why you love real estate and what makes you different.
→ About You Flyer (Canva)
→ About You Flyer (Canva)
Ask Tory to review your bio before you use it. Early on, keep it simple and focus on what you bring to the table as a person, not just your transaction count.
2
Road to Home Ownership
A visual map of the entire buying process from start to closing. Walk clients through this at the consult so they understand every step before it happens — sets expectations and reduces anxiety during the transaction.
Steps: Choose agent → Get pre-approved → Begin home search → Submit offer → Negotiate → Under contract → Escrow deposit → Loan application → Due diligence & inspections → Re-negotiation → Appraisal → Survey → Conditional loan approval → Clear to close → Final walkthrough → Closing!
Steps: Choose agent → Get pre-approved → Begin home search → Submit offer → Negotiate → Under contract → Escrow deposit → Loan application → Due diligence & inspections → Re-negotiation → Appraisal → Survey → Conditional loan approval → Clear to close → Final walkthrough → Closing!
Go through this page early in every consult. Clients who understand the road ahead are more patient, make better decisions, and are easier to work with through the hard parts.
3
Cost of Buying a House
Covers all the costs buyers need to know about upfront. Go through this with clients during the consult so there are no surprises later.
• Earnest money deposit: Typically 2-10% of purchase price, due 3-5 days after accepted offer (new construction may be immediate). Applied to down payment or closing costs at closing.
• Common inspections: Home ($450+), WDO ($250+), Pool ($300+), Well ($300+), Septic ($400+), Mold ($300+), Sewer scope ($400+), Radon ($500+), Wind mitigation/4pt ($150+)
• Appraisal: ~$600, ordered by lender
• Closing costs: 3-5% of purchase price
• Down payment: 0% (VA/USDA) up to 25%+ depending on loan type
• Earnest money deposit: Typically 2-10% of purchase price, due 3-5 days after accepted offer (new construction may be immediate). Applied to down payment or closing costs at closing.
• Common inspections: Home ($450+), WDO ($250+), Pool ($300+), Well ($300+), Septic ($400+), Mold ($300+), Sewer scope ($400+), Radon ($500+), Wind mitigation/4pt ($150+)
• Appraisal: ~$600, ordered by lender
• Closing costs: 3-5% of purchase price
• Down payment: 0% (VA/USDA) up to 25%+ depending on loan type
Not all inspections apply to every property. Make recommendations based on the individual home. Always consult Tory if you are unsure which inspections to recommend.
4
Biggest Reasons to Work With Me
The final page covers your value proposition. It highlights your experience, access to exclusive opportunities, the Boldtrail home search portal (Exclusive Home Match Program), and your advocacy approach.
→ Full Buyer Packet (Canva)
→ Full Buyer Packet (Canva)
Early in your career, lean on the team resources and Tory's experience when presenting this page. Update it with your own stats as you build your transaction history.
Offer Writing & Submission
How to write an offer, email templates to listing agents, offer review process
Not started
▶
-
Watch offer writing walkthrough video
-
Review offer email templates for sending to listing agents
-
Practice writing a mock offer with Tory before submitting a real one
-
Submit your first real offer through the Offer Review Form for Tory to review before it goes out
Resources
Offer Writing Video
Coming soon
Offer Email Templates
See templates below ↓
Offer Review Form
Submit all offers here
All offers must go through the Offer Review Form before being sent to the listing agent. Upload the full contract with all addendums and pre-approval or proof of funds. Tory reviews ASAP. No exceptions.
Templates
Offer Email Templates — Copy, Fill In, Send
▶
Copy/paste templates for submitting offers to listing agents. Always submit to Tory for review first via the Offer Review Form before sending to the listing agent. Replace all bracketed fields before sending.
1
Standard Offer Email
Use for all standard offers regardless of financing type.
Subject: OFFER TO PURCHASE — [PROPERTY ADDRESS]
Hi [Listing Agent First Name],
Please find attached an offer to purchase [property address] on behalf of my buyers.
Offer Summary:
Purchase Price: $[amount]
Earnest Money Deposit: $[amount]
Down Payment: [%]
Financing Type: [Conventional / FHA / VA / Cash]
Inspection Period: [X] days
Closing Date: [date]
[If pre-approved: My buyers are pre-approved with [lender name]. Pre-approval letter is attached.]
[If cash: Proof of funds is attached.]
Please let me know if you have any questions or need anything additional to present this offer. I look forward to hearing from you.
Thank you,
[Your Name]
At Home Real Estate Team | Herron Real Estate
[Your Phone] | [Your Email]
Hi [Listing Agent First Name],
Please find attached an offer to purchase [property address] on behalf of my buyers.
Offer Summary:
Purchase Price: $[amount]
Earnest Money Deposit: $[amount]
Down Payment: [%]
Financing Type: [Conventional / FHA / VA / Cash]
Inspection Period: [X] days
Closing Date: [date]
[If pre-approved: My buyers are pre-approved with [lender name]. Pre-approval letter is attached.]
[If cash: Proof of funds is attached.]
Please let me know if you have any questions or need anything additional to present this offer. I look forward to hearing from you.
Thank you,
[Your Name]
At Home Real Estate Team | Herron Real Estate
[Your Phone] | [Your Email]
Keep it clean and professional. The offer speaks for itself. Do not over-explain or add commentary about your buyers.
2
Multiple Offer / Competitive Situation
Use when you know or suspect there are multiple offers.
Subject: OFFER TO PURCHASE — [PROPERTY ADDRESS]
Hi [Listing Agent First Name],
Please find attached our offer to purchase [property address]. We understand you may be in a multiple offer situation and want to ensure you have everything you need to present this to your sellers promptly.
Offer Summary:
Purchase Price: $[amount]
Earnest Money Deposit: $[amount]
Down Payment: [%]
Financing Type: [Conventional / FHA / VA / Cash]
Inspection Period: [X] days
Closing Date: [date]
[If pre-approved: Pre-approval letter from [lender name] is attached.]
[If cash: Proof of funds is attached.]
My buyers are serious and ready to move forward. Please do not hesitate to reach out with any questions. We are happy to discuss terms.
Thank you,
[Your Name]
At Home Real Estate Team | Herron Real Estate
[Your Phone] | [Your Email]
Hi [Listing Agent First Name],
Please find attached our offer to purchase [property address]. We understand you may be in a multiple offer situation and want to ensure you have everything you need to present this to your sellers promptly.
Offer Summary:
Purchase Price: $[amount]
Earnest Money Deposit: $[amount]
Down Payment: [%]
Financing Type: [Conventional / FHA / VA / Cash]
Inspection Period: [X] days
Closing Date: [date]
[If pre-approved: Pre-approval letter from [lender name] is attached.]
[If cash: Proof of funds is attached.]
My buyers are serious and ready to move forward. Please do not hesitate to reach out with any questions. We are happy to discuss terms.
Thank you,
[Your Name]
At Home Real Estate Team | Herron Real Estate
[Your Phone] | [Your Email]
3
Follow-Up if No Response Within 24 Hours
Send this if you have not received acknowledgment after 24 hours.
Subject: RE: OFFER TO PURCHASE — [PROPERTY ADDRESS]
Hi [Listing Agent First Name],
Just following up on the offer I submitted yesterday for [property address]. Please let me know it was received and if there is anything additional you need from us.
Thank you,
[Your Name]
At Home Real Estate Team | Herron Real Estate
[Your Phone] | [Your Email]
Hi [Listing Agent First Name],
Just following up on the offer I submitted yesterday for [property address]. Please let me know it was received and if there is anything additional you need from us.
Thank you,
[Your Name]
At Home Real Estate Team | Herron Real Estate
[Your Phone] | [Your Email]
Keep it short. Use RE: to keep it threaded in their inbox. Do not re-attach the offer unless they ask for it.
4
VA Offer — Add This Paragraph
Add this after the offer summary when submitting a VA offer to proactively address common seller concerns.
My buyers are utilizing their well-earned VA benefit. VA loans are a strong financing option with competitive terms. Our lender [lender name] is experienced with VA transactions and has committed to a closing date of [date]. Please let me know if you have any questions about the VA process.
Never apologize for the loan type. Present it confidently as the strong option it is.
Phase 4
Building a Brand & Lead Gen
Lead Gen & Personal Marketing Plan
Custom strategy session, follow-up systems, Canva templates, FSBO guide
Not started
▶
-
Complete personal marketing and lead gen strategy session with Tory
-
Set up new lead follow-up cadence in Boldtrail using the scripts PDF
-
Copy your Canva templates and add your personal branding and info
-
Review and rebrand the FSBO guide to add to your website
-
Pull your first mailing list from the property appraiser website for free
-
Watch model home tour video guide
-
Watch virtual tour guide for out-of-state buyers
Resources
Once you complete this module and close your first 3 listings independently, you graduate to solo listing appointments. Tory still reviews all contracts and is always a call away.
Canva Templates & Personal Brand Setup
Copy and personalize your templates, set up your brand kit, social content
Not started
▶
-
Create a free Canva account at canva.com if you don't already have one
-
Read the how-to guide for copying and personalizing templates — you can copy but not edit the master versions
-
Set up your Canva Brand Kit with your name, headshot, contact info, and colors
-
Copy and personalize: Just Sold postcard template
-
Copy and personalize: Open house materials template
-
Copy and personalize: Social media post templates
Resources
Agent Bio & Team Resources
Build your personal bio, vetted vendor list, video content guides
Not started
▶
-
Write your personal agent bio using the template provided
-
Review the vetted vendor list below — inspectors, contractors, cleaners, stagers, and more
-
Watch the model home tour video guide — how to film, what to say, how to capture lead info naturally
-
Watch the virtual tour guide for out-of-state buyers
-
Film your first property video or model home tour and share with Tory for feedback
Resources
Agent Bio Template
Coming soon
Model Home Tour Guide
YouTube — coming soon
Virtual Tour Guide
Out-of-state buyers — coming soon
Vetted Vendors
Team Vendor List — Inspectors, Partners & More
▶
These are vendors Tory has personally worked with and recommends to clients. Always disclose to your client that these are team-vetted referrals. Never guarantee a vendor's work. Add to this list as you build your own relationships.
Home Inspectors
🔍
BW Home Inspections — Bradley Williams
Smaller owner-operated company. Bradley typically does the inspection himself. Very reasonably priced with easy to read reports.
(904) 834-1154 bwhomeinspections.com →
(904) 834-1154 bwhomeinspections.com →
🔍
Pro-Spect — Tia & Husband
Locally owned, also serve other states. Easy to read reports. Great customer service.
(904) 852-8537 gopro-spect.com →
(904) 852-8537 gopro-spect.com →
🔍
LunsPro Inspections
Larger team with multiple inspectors. Easy to read reports. Good option when others are booked.
(904) 467-5314 lunsproflorida.com →
(904) 467-5314 lunsproflorida.com →
Preferred Lenders
🏠
Ruben Perez — loanDepot NMLS #23348
🏠
Jonathan Torres — Promise Mortgage / Barrett Financial NMLS #1994043
Transaction Coordinator
📋
Whittney Rocha — Next Level Agent Support
📋
Travis Moore — Next Level Agent Support
Photography
📷
Yazan — Home Prime Media Listing Photography
Professional listing photography, video, 3D tours, and twilight shots.
(203) 806-0622 Hello@HomePrimeMedia.com Book online →
(203) 806-0622 Hello@HomePrimeMedia.com Book online →
📷
Taylor Stroble — Branding Photography
Personal branding and headshot photography. Package pricing and team discount coming soon — ask Tory for current details.
A professional headshot is required for your Boldtrail profile, social media, and business card. Do not skip this.
Title
📄
J. Riley Law — Title (Listings)
Preferred title company for listing side transactions. Ask Tory for current contact details.
Net Sheet & Closing Cost Calculator: Use this free tool to generate estimated net sheets for sellers. Bookmark it — run one before every listing appointment so sellers know what to expect at closing.
→ Net Sheet & Closing Cost Calculators
Net Sheet & Closing Cost Calculator: Use this free tool to generate estimated net sheets for sellers. Bookmark it — run one before every listing appointment so sellers know what to expect at closing.
→ Net Sheet & Closing Cost Calculators
Always run a net sheet before listing appointments. It sets realistic expectations and positions you as the expert.
Insurance
🌏
Vilma Fernandez — Allstate Bilingual
🌏
Justen Urraro — Goosehead Insurance Presidents Club 2025 & 2026 • Agency Owner
Cleaning
🏛
German France — GE Clean
Move-in, move-out, and regular housekeeping. Tory uses her personally. Professional, on time, and great communication.
Best contact: Text for quotes. She may need to meet at the house to provide a quote.
(904) 832-7993
Best contact: Text for quotes. She may need to meet at the house to provide a quote.
(904) 832-7993
Text is preferred for scheduling and quotes. For move-out cleans, book as early as possible — she stays busy.
More vendors coming soon — contractors, stagers, and more. If you have a vendor you love, let Tory know and we will vet them for the list.
Tutorial
Blinq Digital Business Card & Gmail Email Signature
▶
Blinq is your digital business card AND your email signature. Every email you send will have a professional branded signature that links directly to your Blinq card. Recipients can tap it and instantly save all your contact info. Free, takes about 10 minutes total, and looks sharp.
Part 1 — Create Your Blinq Card
1
Go to Blinq and create your card
Open your browser and go to blinq.me. Click Create my card. Sign up with your Google account for the fastest setup.
→ blinq.me
→ blinq.me
Blinq is completely free. No payment info needed.
2
Add your images
The card editor opens with an Add images section. Add:
• Profile photo — your professional headshot, same one as Boldtrail
• Background image — optional, a lifestyle or brand photo
• Company Logo — ask Tory for the At Home Real Estate Team logo file
Click Change Layout to adjust how photos are arranged.
• Profile photo — your professional headshot, same one as Boldtrail
• Background image — optional, a lifestyle or brand photo
• Company Logo — ask Tory for the At Home Real Estate Team logo file
Click Change Layout to adjust how photos are arranged.
Do not use a selfie. This card goes to every person you email. Use a professional headshot only.
3
Add your contact details
Under Add your details, fill in:
Personal: Name (as on license) • Job Title: Licensed Real Estate Agent • Company: At Home Real Estate Team | Herron Real Estate
General: Email • Phone (label: Cell) • Company URL (your Boldtrail website) • Link (Google review link if you have one)
Social: Instagram, Facebook, LinkedIn, TikTok — only platforms you actively post on
Personal: Name (as on license) • Job Title: Licensed Real Estate Agent • Company: At Home Real Estate Team | Herron Real Estate
General: Email • Phone (label: Cell) • Company URL (your Boldtrail website) • Link (Google review link if you have one)
Social: Instagram, Facebook, LinkedIn, TikTok — only platforms you actively post on
Keep it focused. 5-6 fields looks more professional than 15. Clean always wins.
4
Choose your card color and finish
Pick a color at the bottom of the editor that matches your personal brand — black or sage green to align with the team. Click Next to finish your card.
5
Download the Blinq app on your phone
The app is where you use your card in the field. Log in with the same account.
→ iPhone App Store → Android Google Play
→ iPhone App Store → Android Google Play
In the app your QR code is always one tap away. Open it, have someone scan it, they instantly have your info. No typing, no paper.
Part 2 — Set Up Your Email Signature Using Blinq
6
Go to Email Signatures in your Blinq dashboard
In your Blinq account, find Email Signatures in the left sidebar or menu. Click it. Blinq will generate a professional branded email signature based on your card details automatically — your photo, name, title, company, phone, email, and a link directly to your Blinq card.
→ Create Email Signature in Blinq
→ Create Email Signature in Blinq
7
Select Gmail and copy your signature
Blinq will ask which email client you use. Select Gmail. It will then show you your ready-to-use email signature and give you a Copy button or direct install option. Click Copy to copy the full signature to your clipboard.
Blinq generates a properly formatted HTML signature. You are not copying plain text — you are copying the full styled signature block including your photo and links. Keep it exactly as-is.
8
Open Gmail Settings and create a new signature
On a computer (not your phone), open mail.google.com:
• Click the gear icon ⚙ top right
• Click See all settings
• Scroll down to the Signature section
• Click + Create New
• Name it Professional and click Create
• Click the gear icon ⚙ top right
• Click See all settings
• Scroll down to the Signature section
• Click + Create New
• Name it Professional and click Create
9
Paste your Blinq signature into Gmail
Click inside the signature text box in Gmail. Then paste what you copied from Blinq (Cmd+V on Mac or Ctrl+V on Windows).
Your full branded signature will appear — photo, name, title, contact info, and your Blinq card link all formatted and ready to go. No manual formatting needed.
Your full branded signature will appear — photo, name, title, contact info, and your Blinq card link all formatted and ready to go. No manual formatting needed.
If it pastes as plain text instead of a formatted signature, you may need to use the Blinq direct install option instead of copy/paste. Go back to Blinq Email Signatures and look for an Install to Gmail or Open in Gmail button which will do it automatically.
10
Set as default and save
Just below the signature editor, find Signature defaults. Set your signature as default for both New emails and Replies/Forwards.
Scroll to the very bottom and click Save Changes.
Send yourself a test email to confirm it looks right. Every email you send from now on will have your professional Blinq signature automatically.
Scroll to the very bottom and click Save Changes.
Send yourself a test email to confirm it looks right. Every email you send from now on will have your professional Blinq signature automatically.
Your desktop Gmail signature does not automatically apply to the Gmail mobile app. To add a basic text signature on mobile: Gmail app → Menu (three lines) → Settings → your account → Mobile Signature → type your name, title, and phone number.
Need more help? Blinq has a step-by-step guide specifically for Gmail at support.blinq.me
Reference
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Net Sheet Calculator
J. Riley Law — free tool
Vendors & Partners
Open the Agent Bio & Team Resources module in Phase 4 for full vendor details including notes, phone numbers, and websites.
BW Home Inspections
(904) 834-1154 — Bradley Williams
Pro-Spect Inspections
(904) 852-8537 — Tia & Husband
LunsPro Inspections
(904) 467-5314
Ruben Perez — loanDepot
(310) 721-0079 — NMLS #23348
Jonathan Torres — Barrett Financial
(518) 368-0090 — NMLS #1994043
Whittney Rocha — TC
(904) 703-8023 — Next Level Agent Support
Travis Moore — TC
(904) 884-5782 — Next Level Agent Support
Yazan — Home Prime Media
(203) 806-0622 — Listing Photography
German France — GE Clean
(904) 832-7993 — Text for quotes
Vilma Fernandez — Allstate
(904) 297-9359 — Bilingual
Justen Urraro — Goosehead
(904) 789-4493 — Presidents Club 2025 & 2026
J. Riley Law — Title
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