All Forum Posts by: Al Pat

Finally received a text from tenant telling me I can terminate the lease and yet, no rent. Still don't want to talk. Text me and tells me I can't do anything for 30 days anyway. I don't know where she got that from. Following lessons learned: 1. Don't trust them no matter how long they have been with you. 2. File for eviction immediately. 3. Do periodic inspection of properties and document findings. 4. Don't play friend but play professional 5. Always update tenant contact information annually. I am filing for eviction immediately. Hope this helps someone in similar situation.

@Dylan B. lesson learned on that part, all her contact phone numbers are no good as I failed to update her original application information over last six years. Going forward, every renewal I will have them complete tenant information update sheet. I actually developed one for the properties I bought with tenants to get accurate info on them yet failed to do for my own tenants. Got too comfortable with excellent tenant.

@Bruce Scannell I will give a her a day to check on her own that the locks were not changed and key should work. I have several rentals but this was the first time someone claimed of lock change that got me. If she doesn't pay up then I will be filing for eviction even though I want to avoid it.

@Aaron Hunt I am thinking about doing that.

I have a tenant who has been with me for last six years. She has always been very punctual about paying on time and has never complained. Zero maintenance and well maintained. I didn't get her rent by 5th so I texted her if she is going be late and she responded saying I assumed she was going to be late and locked her out. She couldn't unlock the door last night and assumed I changed locks. Well, that was news to me because I was out on vacation for the last eight days. So when I returned home I went to check and both locks were functional, though I didn't open the door because I didn't want to trigger the security system. I have been calling her and texting her all day but she is totally nonreponsive. I can't even explain her anything. I told her that I never would change lock for any tenant even though they are late because it is not legal and also stated that she is one of our best tenant so it's never an option. Also informed her that dead bolt lock may have brock and need her permission to have locksmith enter the premises but still no response from her. What should I do?

I have been using CASH app and Zelle for accepting rents and I am very happy with it. Rent deposits instantly with Zelle whereas next day with CASH app. Tenants can pay using their mobile phone. You can request rent from your phone. The best part, its free to accept and send payments.

I would definitely recommend to sell and invest in more doors to get greater than 1.5% of purchase price in monthly rent. I would be expecting at least $4000 income from my investment if not $4500 (Gross rent that is). However, your original question was to pay off the house or not and we are advising you to sell, so answer to your question is NO - do not pay off but use the cash to put 20-25% down payment on more doors to offset the loss of income on the original property. Hope this helps.

Section 8 is not that bad, you get rents on time and they inspect the property for you to ensure tenants are taking good care of it. With that said, I don't have and section 8 tenants at this time nor have inspected and approved property so I simply tell them that the property is not section 8 approved.

Change windows, it is not that hard. get American Craftsman (Andersen brand) from Home Depot. Use 8500 replacement series or 2600 and cut the fins off for brick installation. Older windows are most likely aluminum and glass may have been shot or replaced but it may not be consistent. You will be glad you did come sales time.

Wouldn't City condemn the property if not repaired in due time? it will be deemed uninhabitable?