All Forum Posts by: Lois Ginter

Judge granted the motion to post, but I will not get back rent.  I'm fine with that, since it gets the tenant out sooner.  She has no money anyways.  I do have to arrange for her belongings to be put on the curb. 

I have had mixed results with inherited tenants.  $5K is not much for repairs, so having an income stream at first is good.  It took me about six months to shake out the bad inherited tenants.  So it was a matter of taking a hit on rents up front or on the back.

Long story, but an inherited tenant wore out her goodwill.  I use an attorney and process server through my attorney for my evictions, but I serve the five-day notice.  

Served five-day notice for December rent on 1-2-2017 (see first sentence).  My attorney filed, and the summons was given to the process server last Tuesday.  Told attorney, who told process server, you need to talk to landlord about access to the common area of the building.  I didn't hear anything, so I thought they served her outside the building, because they call themselves detectives.   On the last day the summons could be served, the process agency lets me know they need the key and made two prior attempts but couldn't get in the building.  Delivered key to process agency, tell them my tenant's schedule, and they miss her.  She was home when they said they were there (I live onsite).  They tell me my attorney can file for a motion to post, which means the don't have to hand the summons to the tenant as usually required.  Talk to my attorney, and he is not happy with what the processor server did.  My attorney says that it depends on the judge if a motion will be granted.  The first court date was today.   I opted for the motion to post, but it forefits my right to any money.  

I've been in C class properties for a year in Rockford.  There are some good values here, but you have to very careful about the condition and location.  Many of the lower priced units are sold as is.  I got 3 out of 4 building turn key, and am putting a significant amount in the fourth.  However, it is also my primary residence. 

She received the eviction notice on the 11th, court date is the 23rd.  She has not contacted me at all since I served the five day notice.  At that time I said you can move now or have the sheriff help you later, and she accused me of threatening her.  She then called the free legal clinic and they sent her a boiler plate letter on her rights, that she forwarded to me.  As if......I just replied that I am forwarding this to my attorney. 

I agree, the C tenants/applicants have a totally different mind set about these things. I had to evict a couple that couldn't pay the rent, but bought a new second car and posted pictures from two vacations on FB while they were living at my property.  They also had tons of pictures of themselves that were professional taken.

It is possible to have good credit and low income if a person pays his or her bills on time, and doesn't have too much credit.  Conversely, low income people may not use banks, I have tenants like that, so his or her credit score will be lower.  I have C properties, when I do a credit check I don't give the credit score much weight, but I do look if they are late with utilities and other essentials.  Tells me they aren't good at prioritizing their obligations.  

I closed on properties in Winnebago county last February.  I got a credit on the purchase price for the full amount of taxes payable later that year. 

I am waiting for the 5 day notice period for to expire before I can file for an eviction.  She is aware that I will file for eviction if she doesn't leave.  She has not offered to pay her back rent. I really want to prevent the tenant from having an eviction on her record, but she doesn't see to understand the seriousness of the situation.  I inherited her and her partner, otherwise, they would have never passed my screening. Her partner moved out in August, and she cannot cover the rent with her take home pay.  I have tried helping her get rent assistance, and told her many times that she cannot afford the rent.  I want to have one more discussion offering that I won't file for eviction and back rent is she leaves voluntarily at an agreed upon date.  She told me December 2, she was going to move, and then at after Christmas informed me she has no place to go, and refuses to live in her car. So it is likely that she will pull the 

I moved south of the Cheddar Curtain to Rockford a year ago.   Rental properties here are affordable to invest in, and I self manage.  I saw an opportunity to buy an income stream, albeit in C properties. 

Taxes just get rolled into the rent, like any other cost factor.   It sucks to tell tenants that the rent is increasing.   I am remembering that freezing property taxes was in the current IL budget bill.  I think the legislature is planning on only one vote to approve all of the bills that are required to pass the budget.  

  lived through the Walker protest in Madison, it stuns me people aren't reacting to the non budget more vocally.  

Make sure you have the five day notice notarized the same day it is served.  Only your copy needs to be notarized, and then it is filed with the eviction paperwork.  Depending on your jurisdiction, the court may not rule in your favor without the notary seal.  If you are out of state, in the future you may want to work with a local attorney who will take care of the required legal steps and work with a process server for the five day notice and eviction.  I usually serve the five day notice myself, and my bank notarizes for free.  I make sure I hand it to someone in the residence.  My attorney handles the court filing and hiring the process server for the eviction notice.