All Forum Posts by: Jack B.

 Yeah, that's what I told the, the reasonable thing to do is to put in a mail forwarding or change of address notice with the USPS. Now we are going back and forth and it's clear they are delusional. They claim the evidence backs them up. Unbelievable. I almost want it to go to court now. These people are beyond delusional. The evidence shows exactly what I stated in my post above, my first post. 

Well, I sent them a trespass notification, no evidence, just stating the basic facts that they left and sent me an emailing stating that they were doing so. These people, just WOW. The level of crazy is astounding. I should have known with one look at them.

I want to send an email to document and tell him NOT to come to the property.

Crazy former tenant claiming I short changed them on their refund and that they are going to the property to get mail...long after they abandoned the property.

Short of it they claimed bed bugs first day of moving in. NO bed bugs or evidence of any infestation found. Paid rent late after much hounding. Didn't pay required late fees that I explicitly asked them to pay. Tried to request more pest inspections day of enforcement of rent, after a month of no word from them, also tried to claim they overpaid when they paid deposit and they shouldn't have a charge. I gave them notice to vacate by the end of the month since they were on a month to month lease. They elected to abandon the property, claimed to have taken pictures, yet left behind a bunch of garbage. 

I have pictures, receipts, leases, property condition reports and the emails and texts of their crazy. How do I handle this? He just left me a voicemail, stating that he is going to go to the property to get his mail....he has no valid lease there anymore, his lease that was in effect has even expired. 

There is actually a $100 lockout clause in the lease that I did think of charging him for, but yeah, I had told him I don't usually do this but would make an exception this time. 

It's the balance I'm looking for: not being too heavy with regulations but at the same time helping them understand that their landlord is not their personal assistant. With this guys request today I'm just dragging my feet, only responding once in a while and being vague, with a limited window of opportunity.

I want people to want to stay here, just like my other separate single family home rentals, but I have a full time professional job that I just so happen to get to work from home at. Somehow people think that means I'm here for their every need like a concierge...UGH...

I like having a MIL apartment, kind of like a duplex. Only thing is new tenant has yet to live there a full day and is already expecting me to let in his son, etc.

As much as I find it convenient to deal with contractors and prospective tenants living on site myself, one downside I'm starting to find is these strange little requests the new tenant makes. I'm just wondering when he will ask me for a ride because his car broke down, or to borrow a cup of sugar.

So that makes me wonder how it would be if I bought a four unit apartment building and had these types of tenants constantly making requests. Easy to say screen them out, but you can't always tell up front, and constant turnover is expensive.

I posted about this before, but am still undecided. 

-Tenant made a claim of bed bug infestation first day. Inspection found not even eggs or their poop, let alone bed bugs or other pests.

-Tenant paid rent late first month they have to pay. Took a lot of hounding to get them to pay. Did not pay with fees as instructed and noted in lease.

-Tenant started demanding more pest inspections minutes after I start to enforce rent payment. Also claimed they don't owe fees because they overpaid when they moved in (they did not, I gave them change and their receipt notes the amount paid, I have a copy). I give tenant notice to vacate at the end of the month since they were month to month and I was within the notice period.

-Tenant elects to abandon property claiming bed bug infestation. At about the same time, I go to serve legal notice just in case they don't, to pay utilities or vacate, when I find out they have not paid utilities. They claim they paid utilities via text. I have proof they did not, both bills and a letter from the utility stating they never transferred service.

-Tenant demands walk through inspection together, I decline for my safety. Not legally obligated to in my state. Tenant claims they have been documenting, which I find unusual, as they always tried to deal with me on the phone, I sent all of their calls to voicemail to force all interaction via voicemail and email so that I could document.

-Tenant shows the property to a prospect that was late (I had left) and claimed via email that I told them they could do it. I never said any such thing in writing or otherwise and can prove it, as they were not home at the time the appointment was supposed to occur, so all interaction was via text and email. What reasonable person would let this tenant under the circumstances show to a prospective tenant??? lol

-After they move out I hire another pest inspector and again the inspection turns up nothing. All on video and two receipts stating nothing was found from both inspections.

-Tenant sends me email claiming they took pictures when they moved out (I mentioned I had taken pictures of move in condition so they got the idea from me, I could see the light turn on when I mentioned it) and that they expect their entire deposit back and that I said I would prorate their last months rent. I never said any such thing. I told them I would send them their last months rent pre-payment with their deposit less any fees or damages.

-Tenant left behind a pool (against the lease) a BBQ, dishes, and a yard waste bin filled with trash. All from one months tenancy, oh and they did not pay utilities or even transfer service in their names.

I have all of the emails and texts, as well as pictures of the pool, garbage, a letter from the utility stating that they never opened utilities at the address, etc. Pics are time stamped and have the GPS location in each picture as well.

I want to dissuade them from trying to file suit against me, as it still takes time and hassle to fight, though at this point I've already compiled most of the evidence. Still, I am considering sending the evidence with the itemized breakdown and their refund to try to show them they have no chance.

I just don't know if this is a good idea. It would likely be easier to defend a case if they try to claim all of this nonsense and I beat all of it down with evidence in court showing they lie and scam at every turn. If I send them the evidence and they try to only claim what I didn't send evidence of, then I can't make them look like the scammers they are near as easily in court if it comes to it.

I've heard the argument that they know what they did, no need to include evidence, which makes sense. I've also been told not to include pics just the itemized accounting of what I deducted as required by law. What say ye? So what do you suggest, send evidence or no?

I think it's normal to be nervous and worried. Turn that energy into knowledge of risks and issues, and a mitigation plan. Have a plan AHEAD OF TIME. Diversify from real estate as well. I'm at the point with nearly two million in RE, I'm diversifying into stocks and bonds. Don't put all your eggs in one basket.

 Not trying to be difficult, but one experience is hardly a relevant sample statistically speaking. I've had rentals from Renton to Tacoma that rented in a day. It has more to do with price/value than location.

Personally I think I'm done buying in expensive markets for now. I have rentals from Renton to Tacoma and they only cash flow because I bought at the right time. Buying now is risky. The market could turn against you, and for little, if any cash flow, it's not worth the risk. 

I think this is the time to tap cash flow markets while you watch equity plays go up.