Home Ins and OutsLLC · RESIDENTIAL SERVICES
Greater Cleveland · Cuyahoga County

No matter if it’s your property, your portfolio or your projects,
our boots are on the ground.

From the first walkthrough to the final punch list. Hands-on contracting, repairs, and local oversight for homeowners, landlords, and residential investors.

Talk through your project Explore our services

One house. A renovation. Your whole portfolio.

30 years of real estate experience
Clear scopes. Documented findings.
Local support for near & far owners

01 / Property services

The work your
property needs.

Practical support for residential and commercial properties—from repairs and maintenance to project coordination, turnover, and getting a property back on track.

01

General
contracting

Hands-on residential improvements with a defined scope, organized work, and attention to the finish.

  • Renovations & rental rehabs
  • Kitchens, baths & flooring
  • Painting, trim & punch lists
  • Violation repair coordination
02

Handyman
& home repairs

Keep small issues from becoming bigger projects. Reliable help for the repair list that keeps growing.

  • Doors, drywall & fixtures
  • Interior & exterior repairs
  • Routine property maintenance
  • Move-in & move-out punch lists
03

Cleanouts
& turnovers

Clear the clutter, assess the condition, and organize the work needed for the property's next chapter.

  • Residential property cleanouts
  • Debris removal & yard cleanup
  • Rental turnover preparation
  • Repair & make-ready planning
04

Eviction coordination
& recovery

Practical support around a difficult transition, from organizing property information to the post-possession cleanup.

  • Owner & attorney coordination
  • Property records & photo logs
  • Move-out condition documentation
  • Cleanout after lawful possession

Eviction services cover property and administrative coordination; legal advice and court representation are handled by an attorney. Specialty trade work and permit needs are confirmed when the scope is reviewed.

02 / Boots-on-the-ground investor support

You can't be everywhere.
You can know what's happening.

Have someone walk the property, look at the work, and bring the details back to you. Choose the review that fits your investment.

A closer look at every property.

Bring scattered property information into one practical picture. Review visible condition, maintenance needs, and the records you provide to decide what needs attention first.

  • Property walkthroughs, photos & condition notes
  • Live Zoom walkthroughs with real-time questions
  • Maintenance backlog & repair priorities
  • Review of owner-provided expense & work records
  • Property-by-property follow-up action list
Discuss a portfolio review

03 / A straightforward process

Walk it.
Document it.
Move it forward.

A clear scope at the start. Useful information along the way.

  1. 01

    Tell us what needs attention.

    Share the location, property type, immediate concern, and any existing scope or records.

  2. 02

    Agree on the work.

    Confirm access, deliverables, timing, and pricing before a visit or repair begins.

  3. 03

    Get eyes and hands on the property.

    Walkthroughs, progress checks, or agreed repair work—with photos and notes appropriate to the assignment.

  4. 04

    Know your next move.

    Review the findings, completed work, and open items. Decide what happens next with better information.

30yrs

Real estate experience.
Practical perspective.

Karl Foston

04 / Meet the person behind the work

A contractor's eye.
An owner's perspective.

Karl Foston brings approximately three decades of residential real estate experience, including investing, contracting, and owning rental properties. That background shapes a practical approach: look closely, ask useful questions, and understand how the work affects the owner.

His background also includes commercial real estate investment experience and familiarity with subsidized housing, including EDEN and Section 8.

His goal is to help investors keep more money in their pockets and maximize each property's rental and flip potential through smart repair priorities, practical oversight, and cost-conscious project decisions.

Home Ins and Outs, LLC helps homeowners, landlords, property managers, and investors handle the work on the ground—whether you're across town or out of state.

OUR HOME GROUNDGreater Cleveland, Cuyahoga County, and surrounding areas.
Project availability confirmed by location and scope.

05 / Also founded by Karl Foston

Ohio Land Intel

Karl is also the founder of Ohio Land Intel, his separate venture focused on property investment, development, acquisitions, and resale.

Karl brings extensive experience helping sellers navigate different real estate markets and complex property circumstances. From single-family rentals and multifamily portfolios to commercial investments, Ohio Land Intel combines market analysis, title research, creative financing strategies, and practical negotiation experience to help sellers and investors evaluate their next move.

Real estate consultation fees
Contact Karl to discuss your property goals and request consultation pricing.

Explore Ohio Land Intel
  • Single-family & multifamily investmentsProperty opportunities, acquisition planning, and portfolio goals.
  • Rental portfolios & buy-and-holdRental potential, operating costs, and long-term ownership planning.
  • Flips, development & resaleRenovation scope, project budgets, and exit-strategy considerations.
  • Seller guidance & market analysisExperience helping sellers navigate changing markets, compare property positioning, and evaluate sale and exit strategies.
  • Creative financing & investment analysisSeller financing, land contracts, cash-flow scenarios, and financing structures tailored to the property and the parties’ goals.
  • Title & property-record researchResearch into ownership history, recorded liens, and public records to identify questions and support acquisition due diligence.
  • Special situations & negotiationsExperience navigating and negotiating property transactions involving sheriff sales, forfeiture auctions, foreclosures, probate issues, tax liens, and bankruptcy situations, with attorney and title-professional coordination as needed.
  • Commercial property supportCommercial real estate investment experience supporting property review, project planning, and investment decisions.
  • Contract & document coordinationOrganizing information for purchase contracts, deeds, and land contracts, with professional preparation and review as needed.
  • Out-of-town investor accountabilityLocal property updates, progress documentation, and follow-through on agreed responsibilities.

Ohio Land Intel has its own investment focus and website. Legal drafting and advice are handled by qualified legal professionals.

A few practical answers

Before we
get to work.

Can you check a property if I live out of state?

Yes. Site visits, photos, visible-condition reviews, and contractor progress checks can be scoped around the information you need. The owner must arrange authorized access, and findings are limited to the areas and records available for review.

Can I hire you for an audit without hiring you for repairs?

Yes. A property, contractor, or flip review can be a separate assignment. If you also want repair work, that work is scoped and priced separately so you can decide how to proceed.

What does eviction coordination include?

Property records, owner and attorney coordination, condition documentation, and planning for the property's recovery. Legal advice and court representation are handled by an attorney. Entry, cleanouts, and turnover work are coordinated only when access and possession are legally authorized.

How is a project priced?

Pricing depends on the property, access, service, and amount of work. Start with the location, a brief description, and any useful photos or scope documents. The service scope and price are agreed before work begins.

Let's talk about your property

Start with one property.

Tell Karl where it is, what needs attention, and whether you need hands-on work or a closer look at your investment.

Mailing address
P.O. Box 46129
Cleveland, Ohio 44146
216-854-5689Text your project Property location · Service needed · Your timeframe