All Forum Posts by: Emily Koelsch

 Agree with all of this. Hopefully, your lease specifically says that she cannot use the security deposit towards last month's rent. That said, if there's not a lot of damage and you're relatively close to being even, I might be inclined to cut my losses and focus on getting a new, quality tenant in place. Your time and energy are worth a lot, so it might not make sense to pursue it. Good luck!

I like Brandon Turner's The Book on Rental Property Investing. 

I'm following to see responses to. In my area, these developments are increasingly popular and seem to be thriving. And are popular with both residential and commercial tenants. Interested in following to see what others with more hands-on experience say. 

Congrats! I like this one: https://www.ezlandlordforms.com/documents/pennsylvania-lease...

When you customize it, you'll get tips about Philadelphia-specific laws (there are some additional requirements for Philadelphia leases). It's easy to create, and you can sign it electronically. 

Good luck! 

I think you'll be happy making the shift to long-term rental. I use this screening service: https://www.ezlandlordforms.com/tenant-screening-services/

A couple of things I like: 1) you can select "applicant pays" when you sending a screening request, so you can get it at no cost to you; 2) it's easy to do - all you need is an applicant's name and email address to send a screening request (I like that I don't have to collect a bunch of personal information); 3) it gives you a lot of data - credit report, criminal history background report, resident score, eviction history report; 4) it's fast. I think they say it can take up to 24 hours, but I've always gotten results almost instantly. 

Good luck!

I would focus on what makes the property the most durable - very few tenants will make a decision based on the cabinets. I like the look of white cabinets, but they are definitely harder to keep in good condition. If you go with white, use a semi-gloss to keep it clean. That said, I like the idea of building a rental like a tank :). The more durable everything is the better the outcome for everyone - the property stays in better condition while tenants are there and is easier during turnover. 

Congrats on the new property! I live in Memphis and manage rentals here. I am familiar with local property management companies...and don't have any I'd recommend. I have yet to come across one that I'd be comfortable using. 

I've found it pretty easy to self-manage my rentals. I use ezLandlordForms for tenant screening, lease agreements, and rent payments. For maintenance issues, I have a team of people on speed dial (HVAC, plumber, electrician, handyman) to deal with any issues. I'm happy to provide those recs too if helpful. It's really gone smoothly and isn't overwhelming from a time perspective or stress levels (I currently self-manage 4 rentals, and it's very manageable). Good luck!

I use ezLandlordForms. I have 4 units and it works great for that. I got started there because their lease is so much better than the other options, and that's what I was really focused on. I now use them for the whole process - tenant screening, rent payment, notices, etc. 

My advice is get the annual account subscription - it's around $100, with a small addition for each unit you add. 

Hey there - Congrats on the rental home! I highly recommend checking out ezLandlordForm's Oregon Lease Agreement. It's compliant with state laws and includes all required clauses and disclosures. You can customize it as needed (add custom texts, addenda, etc) but it includes all required language. I also like that it has state assist tips as you build it that points out important landlord-tenant laws. 

Oregon Lease Agreement: https://www.ezlandlordforms.com/documents/oregon-lease-agree...

Hope everything goes smoothly!

Congrats on the new rental! Sorry it's turning out to be such a slow start. I would be really concerned about the property management company at this point. Two things I'd be focused on if it's been on the market for 90 days: is it priced correctly, and is it in good condition? You definitely want to be patient and find a good tenant (bad tenants are worse than no tenants), but at some point you might need to make a change.