Collecting Rent Out of State

New to Real Estate · Los Angeles, CA · Member since 2023 · 83 posts · 64 votes

Hello all out of state investors-

How are you all collecting rent from out of state and handling late or non payments. I have properties in the midwest and want to look at self managing but my hiccup is figuring out how to collect rent and handle non payments and or evictions if I have to.

I have a contractor so I am all set there.

Any feedback would be appreciated in advance!

Carlos

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Benjamin Louie

Property Manager · Erie & Millscreek PA | Maggie Valley & Haywood County NC · Member since 2024 · 264 posts · 119 votes

@Carlos Quiros

Managing rent from afar can definitely be tricky, but totally doable. A lot of out-of-state landlords use online rent collection platforms like Cozy, Buildium, or RentRedi. They make collecting rent and tracking payments super easy and automated.

For late payments, setting clear lease terms and late fees upfront helps. Some investors also send friendly reminders through those apps or via email before jumping to bigger steps.

When it comes to evictions, having a local attorney or property manager on call is clutch. Since you’ve got a contractor, maybe ask if they know any reliable property managers or lawyers in the area who handle evictions quickly and professionally.

Self-managing from out of state means a bit more hustle, but with the right tools and contacts, it can work smoothly. What’s your current setup like?

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Benjamin Louie
Property Manager · Erie & Millscreek PA | Maggie Valley & Haywood County NC · Member since 2024 · 264 posts · 119 votes
1y
@Carlos Quiros
Managing rent from afar can definitely be tricky, but totally doable. A lot of out-of-state landlords use online rent collection platforms like Cozy, Buildium, or RentRedi. They make collecting rent and tracking payments super easy and automated.

For late payments, setting clear lease terms and late fees upfront helps. Some investors also send friendly reminders through those apps or via email before jumping to bigger steps.

When it comes to evictions, having a local attorney or property manager on call is clutch. Since you’ve got a contractor, maybe ask if they know any reliable property managers or lawyers in the area who handle evictions quickly and professionally.

Self-managing from out of state means a bit more hustle, but with the right tools and contacts, it can work smoothly. What’s your current setup like?
2 Reply
Candace Hughes
Real Estate Consultant · Indianapolis IN · Member since 2022 · 22 posts · 20 votes
1y
Hey Carlos, great question! When I was self-managing, I used an app called Avail and it worked really well for collecting rent online, setting up leases, and even handling work orders. Tenants could pay directly through the app, and it gave me an easy way to track payments and send reminders if rent was late.

For non-payments or eviction processes, I’d definitely suggest looking into the specific laws for the state your properties are in, since procedures can vary a lot. Even if you’re self-managing, it’s good to have a local attorney or eviction service on standby just in case.

Overall, using a platform like Avail really streamlined the process for me and gave me peace of mind managing from a distance.
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Min ZhangBusiness Member
Real Estate Agent · Member since 2022 · 1k+ posts · 1k+ votes
1y
Good question, Carlos. I’ve been in that same spot when I first started managing remotely. What helped me was setting up online rent collection through platforms like Avail, Buildium, or even just Zelle/ACH so payments go straight into my account without mailing checks. For late or non-payments, I follow the lease strictly and send notices right away and keep documentation in case it heads toward eviction. Most courts now allow attorneys or local reps to handle filings so you don’t have to physically be there.

Just curious, are you planning to fully self-manage, or just handle rent collection while outsourcing the legal side? Happy to keep the conversation going!
[email protected]614-412-2912
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Juan Pablo Murillo
Rental Property Investor · Seattle, WA · Member since 2017 · 44 posts · 17 votes
1y
@Carlos Quiros
Electronic payments such as Zelle or Paypal should do, if you have a small number of properties. Alternatively, you can use rent collection platforms as Benjamin mentioned above.
That said, I would advise against self managing long distance properties. Everything goes well until it doesn't. I'm speaking from experience.
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Scott Nachitilo
Property Manager · OK · Member since 2024 · 98 posts · 74 votes
1y
@Carlos Quiros
Remote rent collection is basically a constant game of “Will they, won’t they?” Honestly, if you’re not automating payments by now, you’re just asking for gray hairs. Get yourself set up with something like Zillow’s platform, Avail, or Apartments.com; those things are lifesavers. They nag your tenants for you, keep tabs on who’s late, and even tack on late fees, so you’re not the bad guy.

But here’s the real kicker: you absolutely need someone local in your corner. Like, don’t even try to DIY evictions or handle legal stuff from a thousand miles away. Since you have a contractor, ask him/her all of your doubts and does he/she knows any reliable attorney or property manager who knows the ropes. Seriously, every state’s got its own weird rules, and you do not want to be that guy googling “eviction laws in Ohio” at midnight.

And hey, don’t skip putting late fees and payment policies right in the lease. Spell it out like you’re teaching kindergarten. End of the day, it’s totally manageable, but if you don’t line up your legal ducks, you’re just asking for trouble. Trust me, remote landlording is all about prepping for the stuff that goes sideways.
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Arman AhmedPro Member
Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 961 votes
1y
@Carlos Quiros
Great question, Carlos. A lot of out-of-state investors who self-manage lean on tech tools like Buildium, Avail, or even just setting up tenants on automatic ACH/Zelle payments to keep rent collection simple. For non-payments, it really comes down to having a solid local attorney on standby who can step in quickly if an eviction is needed—otherwise the delays can eat you alive. Since you’re already set with a contractor, pairing that with reliable rent collection and legal backup makes self-managing from afar a lot more realistic, especially in Midwest markets where tenant demand tends to be steady.

[email protected]614-418-6081
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Austin McClainBusiness Member
Real Estate Agent · OH · Member since 2021 · 348 posts · 602 votes
1y
I use Doorloop for rent collection and have liked it. It's helped me stay organized, and it auto-reminds tenants if they're behind.
Some attorneys specialize in only evictions. You can contact one of them to have a contact ready. If you need referrals in Ohio, let me know
[email protected]614-710-4827
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