All Forum Posts by: Jeff Bridges

postlets will give you the HTML code to copy/paste into craigslist. Their service is designed to do that for you. Zillow I don't believe provides you ability to transfer their code/ layout into another website. They only provide the means to post to their own website.

Craigslist wont let you post multiple identical ads with different subjects but the same content. they can detect if the content is identical and usually flag it or rival users will flag it. Don't try to abuse craigslist by spamming. Just renew it every 7 days as the terms allow it, bringing it back to the top. They've been around a long time to counter repeat posters/ spammers tactics by now. I don't want to see 10 ads for the same exact thing either honestly...

rentlinx.com is also very good- it will post to every website under the sun using one account (besides Craigslist), and they will also add to the premium websites for $10 per verified lead. I've had success using the premium leads to get it quickly rented and used a $50 a month limit to the premium paid leads, since you pay per verified lead. You also decide your max monthly cap on leads you will pay for so you decide your budget. They will refund any lead which turns out to be a non-interested applicant no problem so its totally worth paying no more than $50 a month or more vs. entire month of vacancy without rent. when it was rented, I just switched the slider to rented and it took down all of the ads for me automatically the next day. I strongly recommend.

If I were experiencing this, I would hand over a 5-day pay rent or quit notice appropriate for your state, which appears to require no advance notice before starting eviction process. State in detail that they are late with their October/sep whatever rent in full while monthly rent was paid, as the utility bills are outstanding for x dollars and are processed first and that is tenant responsibility per section x of the lease contract. tape it to the front door in an envelope. contact attorney to get ready to file eviction case to proceed on day-5 if tenants don't respond. it's usually a good scare to get them to respond and comply, but sometimes only evictions work. They need to pay you all outstanding utilities within 5-days AND show proof of utility transfer in order for you to not proceed with eviction.

In order to avoid this in future, try this bulletproof strategy: Communicate with tenants that move-in will only occur if tenants have proof that utilities are transferred prior to handing over keys. They are to provide account numbers as proof and you can call utility to verify account is created. You can request this days before move-in. They can setup billing account in advance to commence on move-in date. tenants transfer utility back to owner name upon move out. Further, there is no need to shut-off utilities or pay shut-off fee as you will likely want/need to use utilities during vacancy for potential repairs/upgrades. This won't happen again in future if you were to require account setup of utilities to happen prior to move-in. I would send them home if they didn't have proof of transfer at move-in day too...

@Stephen Dinh. You gave me a little chuckle! I didn't realize you had accepted via email to have a specific move in date for a specific price BEFORE you even saw their filled out application, let alone before accepting deposit, fees etc. You could have "reviewed" their application afterward and rejected it based on info that didn't meet your specific criteria:) They could have been a convicted felon and you'd have no idea also before doing your background checks. It's much easier to say "I'm considering applications for XX move-in date, however I would consider your move-in date request when I review your application, however, I give priority to first person to provide a deposit and completed application for the earliest move-in date." Never be too desperate and cut corners with your tenant screening process, regardless of how long it sits vacant. good luck!

don't forget to reference this gem on tenant screening first:

http://www.biggerpockets.com/renewsblog/2013/01/27/tenant-screening/

It's probably good idea to have consistent criteria across all applications but it's allowed to change over time. My criteria states that income needs to be 3x the rent for example. You can state that income doesn't meet eligibility for rental to be safe if you choose to use this criteria. You are also allowed to accept pets on a case by case basis and state that. (with in person interview (recommended for future requests you plan to consider), determining breed etc.). You're allowed to discriminate against pitbulls:) (they will nullify your homeowners policy and are not covered). some will say they have a small dog and then you find a Rottweiler chained in the backyard after move-in, you'll be wondering why you didn't ask to see the dog first:)

I am not a lawyer, but there are certain types of contracts - lengthy leases, marriage, sales of land, etc. - which require a written agreement. However, a general agreement to perform a function is enforceable under law. I think your situation falls into the category of one requiring a written agreement due to the complexities of the terms. a move-in date is just a small piece of the puzzle that you must all come to agreement on. You have to understand that you're giving the tenant all of the protections in the world and yourself none, since they're allowed to back out anytime for any reason whatsoever with no financial penalty such as if they don't accept one of the terms in your lease agreement before signing.

There are some great suggestions above on how to approach the issue delicately and affording you better security in renting out your property quickly! I always rent to the applicant who can provide app fee, deposit, first month, and sign the lease first. No guarantees to anyone until those are provided.

To clarify, they are also phasing out subsidies on policies for 2nd homes to include vacation and investment properties on top of higher risk coastal areas. Unfortunately, this will affect cash flow potential and need to be accounted for in analyzing new properties for cashflow. Investors will be affected by this...

http://www.npr.org/templates/story/story.php?storyId=226902317

A couple of things to note for small claims court from my experience (civil claim):

-Check your state/county small claims court website to see what the maximum claim you can make in small claims. for most, the most you can sue for is 5k, others more. Small claims is the least expensive and you can represent yourself no problem. It might take a couple of visits to obtain a judgment and you'll need to take off these days from work. it requires a lot of time.

-You will want a lot of photo/ video evidence of damage and repair bills to prove the damage and the cost of the damage. If you don't have these, the judge wont likely rule in your favor. You'll also need to have a valid rental license in some counties in order to be able to present your case or else they will refuse to hear it. Bring copy of lease and as much documentation with you as possible in case they ask to see something.

-you need current address of the tenant in order to serve process. You can have process server perform a skip trace and track them down and serve for you for additional fee ($30 for me, well worth it), but you can't go anywhere with your case unless you have proof of service. They might not have to show up to court for you to present your case and win, but you need valid proof of serving court summons. def use a professional process server and have their contact info before you file the paperwork at the court house.

-A judgement doesn't guarantee they will pay you (most likely they wont). You have to file additional paperwork to garnish wages etc and if they don't have a job, you get nothing.

Hiring an attorney to do this for you is also possible, but its plausible that their fees will exceed the amount you hope to get in return, which is already low odds... So while it might feel good to obtain judgement, it takes perserverance and isn't as satisfying as we all hope it to be.

suggestion: maybe put together an evite or facebook event link so that people could RSVP so you can get a good headcount and that attendees could easily get the venue address information/ parking instructions and any last minute updates you may have for the event. Post the event on BP and elseware. thanks for putting together!

I can just chime in with technical suggestions if you are still going the DIY route to start. First, your laser printer doesn't know it's printing light stock paper unless you select that in your settings. It will need to adjust the printing speed to handle lighter paper. In your printing preferences from the print box, select
"light paper" or similar, which will tell the printer how to operate for the selected paper weight. This might help with the printer overheating issue, but it also could just not be made for the volume you're attempting with it, so keep that in mind if it continues. Also, the jamming might be happening because the paper size in the printer preferences and also in Microsoft word (check both settings) is set on default letter when in fact the yellow letter size you are using is 8x10 for example. double check the measurements on the packaging and set appropriately. That small size difference will throw off the feeding of multiple sheets and cause it to jam.

Do the same with selecting envelope as the paper type when you start printing those as it will adjust printing speed for heavier paper and make sure you have the right envelope size selected in the printer settings.

The two easy choices could have been: Call your bank and have them overnight a check on your behalf (or log into website and dispatch one from your online account to be overnighted for $30). My capital one account will do this from my account. Or write a check from your checkbook (you carry blank checks for emergencies right?) and drop it at a fedex store that has 6pm pickup times. I assume you'll expect to profit more than $30 overnight fee if you were to follow through with deal.

The bank doesn't care if the selling agent makes a mistake with the deposit amount. You won't be teaching them (either the agent or the bank) a lesson by letting the deal fall through only to punish yourself by not getting the deal, assuming you still think its a deal. these mistakes happen all the time, and a mistake requiring a $30 overnight shipping fee doesn't rate too high on the blunder scale based on things I've seen in my experience (these happen all the time!). If you still want the deal, have your agent plead with the selling agent and say a personal check will be overnighted and arrive tomorrow AM due to late notification. That's only if you still want the deal....

You won't lose the deal because of a HUD mistake, you'll lose it because you didn't want to overnight the check in the window they requested after noting the error. It's that simple.