Who we are

Welcome to Good Morning Rentals, your local partner in maximizing rental profits and protecting your home. Founded by Justin Lerman, we turn properties into high-performing STRs without the day-to-day stress.

• Maximize earnings with expert pricing, listing optimization, and guest experience management.
• Protect your property via professional cleanings, inspections, and smart tech.
• Deliver 5-star stays that drive repeat bookings.

Justin Lerman – Professional Background

Founder, Good Morning Rentals | Global Sales Enablement Manager, Elsevier. 18+ years in operations & CX; 5+ years STR management with 500+ five-star reviews. Doctorate in Educational Leadership & Technology (UNF).

Jacksonville Beach, FL • JustinLerman@gmail.com • (561) 926-0214 • Full resume available on request.

Jacksonville Beach Licensing

City business license (application, zoning confirmation, operational requirements). We guide you end-to-end at no extra cost.

Create an LLC & EIN

Operate under an LLC; we’ll help set up the LLC and free IRS EIN.

Fire Marshal Inspection

We prep/schedule: wired smoke/CO, extinguisher, labeled panel, visible address, safe egress.

Liability Insurance & Best Practices

We help obtain STR-appropriate coverage and advise on safety/monitoring (no charge).

Tax Registration

• Florida DOR (sales tax)
• Duval County Tourist Development Tax

We’ll clarify channel-collected taxes and ensure compliance.

15% of nightly rental revenue, including guest add-ons (pet fees, pool heat).

Excluded: cleaning fees paid to cleaners; taxes remitted to authorities.

Monthly statements show all charges, payouts, and net.

Guest Communication & Support

We manage all messaging, ensuring quick resolutions and great reviews.

Digital Guides

Custom digital guide per property to reduce questions and elevate stays.

Listing & Pricing Optimization

• Multi-channel distribution
• Dynamic pricing by season/demand/events
• Pro photography/video & SEO listings
• Campaigns that drive direct bookings

Cleaning & Inspections

Trained turnover teams + routine inspections.

Smart Locks

Unique, auto-expiring codes per guest.

Supply Management

We track and restock essentials.

Minut Sensors

We use Minut noise monitors to help enforce house rules (privacy-safe).

FAQ About Earnings

Payout vs guest total: we deduct taxes/fees (cleaning, channel/CC), plus PM fee.

When: statements on the 1st; ACH in 2–5 business days.

Expenses: charged when incurred, itemized with receipts/photos where applicable.

How We Calculate

• Guest Paid (nightly + add-ons)
• Deductions (cleaning, taxes, channel/CC, PM fee)
• Payout = remainder
• Reimbursables deducted and itemized

Open Owner Portal

• View live calendar & booking details
• Block owner stays or maintenance
• Download monthly statements

Pool Service

Pools By Stella Inc. • (904) 662-5588 • ~$200/mo weekly. Storm/extra cleans available. We can coordinate and deduct from payout (or you can manage).

HVAC Maintenance

Jack Frost HVAC LLC • (904) 303-3981 • Annual plan ~$300 (first emergency service included + 10% off additional). Quarterly PM recommended.

Lawn Care

James • (904) 486-0273 • Mowing/edging + weed control (price varies).

Pest Control

Nader’s Pest Raiders • (904) 395-0130 • Recurring + on-demand treatments.

Utilities & Internet

Keep utilities + high-speed internet active (recommend AT&T Fiber or IQ Fiber).

Optional thermostat automation: $5/thermostat/month—pre/during/post set-backs and guardrails.

Insurance

Carry STR insurance; with pools, add a $1M umbrella (~$300/yr via Progressive).

Contact: Megan Gaston • 904.280.4102 • Megan.Gaston@Brightway.com • BrightwayPVB.com

• Justin Lerman, Owner & Founder
• 604 12th Ave N, Jacksonville Beach, FL 32250
• (561) 926-0214 • JustinLerman@gmail.com