Investor Property documentation
Investor Property Documentation
Western Oklahoma and the Texas Panhandle
Evaluating a property from hundreds of miles away? Get photographs that show you what's actually there — the setting, the approach, the rooms, and the problems.
See what's wrong before you buy.
$250 · Drone included · Scheduled within 48 hours · Delivered within 24 hours · Pay after delivery
Call or text 970-209-3295
I'm Larry Day. I'm a real estate photographer based in Elk City, Oklahoma, and I grew up in a town about the size of the ones I photograph. I drive these roads every week. When you send me an address in a town of four hundred people, I know where it is and I'll be there.
I do two different jobs, and which one you need depends on what you're trying to do.
If you're deciding whether to buy, you need documentation. You need to see what's wrong before you write the contract.
If you already own it and need to sell, you need listing photography. You need it shown at its best.
Same photographer, two assignments. Tell me which one you're doing and I'll shoot it accordingly.
Property Documentation — starting at $250
Every space I can safely enter, the full exterior, and close documentation of every visible defect I find. Where I can't safely reach something, I photograph it from as close as I can get and tell you what stopped me.
Drone coverage is included when I can fly safely and legally. If conditions don't allow it, I'll tell you before I invoice.
Most visits can be scheduled within 48 hours of your request. Most assignments are delivered within 24 hours of the visit and no later than 48 hours.
I don't promise a photo count. On a four-room house, thirty frames means padding. On a property with real problems, it means I stopped early. You get what's there.
Why this isn't listing photography with a different label
Listing photography techniques minimize imperfections.
A thirty-second exposure lifts the shadows and flattens the texture that reads as water damage. A wide-angle lens pushes a hole in the floor into the corner of the frame at the size of a postage stamp. Bright, even, appealing light is the correct choice for selling a house and the wrong one for evaluating it.
So on a documentation assignment I work differently:
- Flash instead of long exposures, so dark areas stay dark and damage keeps its texture.
- A longer lens for defects, so a compromised floor fills the frame instead of disappearing into a corner.
- Detail frames of the things that hint at bigger problems — staining on a ceiling, blistered paint, separation at a joint.
- Drone work at thirty to fifty feet, close enough to show roof surfaces, vents, flashing, and missing fascia at gutter height.
Editing is exposure and color correction only. No shadow lifting, no sky replacement, no smoothing. Nothing that softens what's in the frame. Standard listing processing would edit the information back out, and the information is what you're paying for.
What I can't safely reach is also information
Along with the photographs, you get a short written note on anything I couldn't document and why.
An unlit basement stairwell with no railing. A bathroom floor I wouldn't put weight on. Those aren't gaps in the coverage — they're often the most useful things you'll learn about the property that day.
I'm accustomed to occupied, cluttered, and distressed properties. If there's something specific you need to see, tell me before the visit and we'll talk about access.
Documentation, not inspection. I provide the images and let you evaluate what they show. This service documents safely accessible areas and visible conditions. It does not assess concealed conditions and it does not replace a property inspection.
Pricing
The price covers the visit, the photographs, the drone work when conditions allow, and delivery within 24 hours in most cases and no later than 48 hours. There's no separate travel charge — what you see is what you pay. You pay after delivery, not before. I send an invoice with the photographs, and you pay online through the link on the invoice.
- $250: Elk City, Weatherford, Cheyenne, and Roosevelt, OK · Shamrock and Wheeler, TX
- $375: Woodward, Watonga, and Chickasha, OK · Canadian, Pampa, and Perryton, TX
- $500: Enid, Duncan, and Guymon, OK · Borger, Sanford, Fritch, Vernon, Electra, and Gruver, TX
- Farther out than that, send the address and I'll quote it.
Several properties in the same area? I'll photograph them on one trip, and you pay for the drive once. Each property is $250, plus a single trip charge for the area: none in the $250 towns, $125 in the $375 towns, and $250 in the $500 towns.
In the Borger and Sanford area, for example: one property is $500, two are $750, and three are $1,000. Send me the addresses and I'll confirm the total before anything is scheduled.
Don't see your town? These are examples, not limits. I regularly work in Sayre, Erick, Cordell, Sentinel, Hobart, Mangum, Altus, Hollis, Clinton, Binger, Anadarko, Fairview, Shattuck, Laverne, Buffalo, and Arnett in Oklahoma, and in Higgins, Follett, Booker, Miami, Wellington, McLean, Stinnett, Childress, Memphis, Quanah, Seymour, and Crowell in Texas. Small towns are most of what I do. Send the address and I'll confirm the price before anything is scheduled.
Ready to schedule? Call or text 970-209-3295, or email larry@larrydayphotography.com.
Before I drive out
Send me:
- The property address and property type
- Your deadline
- Whether the property is vacant or occupied, and how access is arranged
- Whether the power is on
- Whether anyone has been inside recently, and what they found
- Any known structural damage, standing water, or areas considered unsafe
- Anything specific you need photographed
Those last few aren't paperwork. They tell me what to bring and how to work the house. On a property with real problems I walk it with a flashlight before I ever set up a camera, and knowing what's waiting makes that faster and safer for both of us.
I'll confirm coverage, price, and delivery timing before scheduling.
Listing Photography — starting at $180
For properties being marketed for resale. Professionally processed and delivered within 24 hours. Drone photography available as a $50 add-on when conditions permit.
Plenty of the houses I photograph aren't distressed — they're just challenging. Decades of belongings, deferred maintenance, an owner who needs to sell now. Those still deserve to be presented well, and I'm accustomed to showing an occupied or cluttered property as well as its condition allows.
If you bought a property with documentation photos and you're ready to move it, this is the other half of the job.
Tell me about the property
Send the address, your timeframe, and whether you need acquisition documentation or listing photography.
For the fastest response, call or text my cell: 970-209-3295
Call or text 580-952-6267
larry@larrydayphotography.com
Frequently Asked Questions
Answers to common questions about property documentation, delivery, usage, and coverage.
I photograph all safely accessible interior and exterior areas, overall room views, and closer details of visible damage or unusual conditions. Drone coverage is included when I can fly safely and legally. If I cannot safely reach an area, I photograph it from as close as I can and tell you what prevented access.
No. I document visible conditions and provide the photographs for you to evaluate. I do not diagnose problems, assess concealed conditions, or replace the work of a licensed property inspector.
Yes. I regularly work in occupied, cluttered, and distressed properties. Before the visit, let me know about any known hazards, access limitations, standing water, structural damage, or specific areas you need photographed.
Most assignments are delivered within 24 hours of the property visit and no later than 48 hours. I will confirm the expected delivery time before the assignment is scheduled.
Yes. The delivered photographs are yours to use as you see fit for the property, including an MLS listing and real estate websites, subject to each platform’s requirements. If you are preparing the property for sale, I recommend a second shoot specifically for the listing. Documentation photography shows the property’s existing condition clearly. Listing photography uses composition, lighting, and processing to emphasize its strongest selling points—without concealing existing problems.
I work throughout western Oklahoma, the Oklahoma Panhandle, the Texas Panhandle, and North Texas, including small towns and rural communities. Send me the property address and I will confirm availability and pricing before anything is scheduled.
Documentation of a distressed property
Presented at its best for listing
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