All Forum Posts by: Luke Carl

Where do you have it posted? I just found a tenant in a few days using only Facebook Marketplace. Usually I use FBM and Zillow. This one never even made it to zillow. Im doing very few repairs (its a new buy) and they're moving in on the 1st. Tenant was scared and I almost felt like a salesman at times but they were very qualified and I think they'll be very happy in their new home. It was actually he easiest time I've ever had finding a tenant other than my Nashville houses where they qualified tenants line up and beg me (do not bother with Nashville I've had those homes for a long time to buy today is a terrible idea). 

I just had another unit come vacant yesterday with a tenant that moved out and didn't tell me. Changing the locks soon and a very light rehab will begin. It's a smaller unit at 2/1 or maybe 2/2 in not as good of a neighborhood. We'll see how that one goes . 

@Wayne Fung Everyone around here self manages. Listen to BP Podcast #364

No sir they will not. And You certainly shouldn’t pay a premium just because it has good reviews.  The house is worth what the comps show in a single family home. It’s not multi family where it may be worth more based on performance. 

Notices posted. 
I don’t think I’ll ever hear from them again.

Problem solved everyone thanks for your help! 

 Just had a call with buildium moving up to a specialist in an hour. Sounds like it’s a winner 

 Looks like it’s time for software. Problem is.... who’s going to use it? I’m too busy buying rehabbing and finding tenants to deal with numbers or software. 

Does it have a way to tell me if tenants have paid? That’s other part of my system that has a flaw. 

I do have a full time VA I suppose I could have her learn how to use it?

Yes I'm posting a lot today. 

All of the leases I prepare end on 4/30. SO 90% of my tenants expire on the same day. Makes it easy for me to do walk throughs prior to a new lease. But the inherited tenants and the folks that move in in the summer time throw a wrench in the 4/30 system. 

What are you using to keep your lease end dates organized? 

Thanks! 

SO I've got 26 doors 20 of which are LTR. 6 are STR. I self manage all of them with a day job and a family AND they're all in different markets. Yes, I'm superman.

Last night I realized that one of my units ($650) hadn't paid and they were 25 days late! I texted "We moved out on the first" they did not contact me so I'm changing the locks and keeping their deposit. 

I've quickly realized I need a better system. I've been reading threads on Cozy. My concern is the 2.75% many of my tenants are low income. Some of them so low they don't even have internet. I also have some inherited tenants the DO NOT like me (in my defense I'm sure they didn't like the previous landlord either) and when their leases are up they will not be asked to renew but until then I'm stuck with them. 

Please Note: I've just hired a "full time" book keeper. My last book keeper was not cutting it. I do NOT like spreadsheets. This new bookkeeper seems to be the cream of the crop and I'm paying $500 per month plus 2k set up fee (After having paid my last bookkeeper 4k to clean up my books) (my point is... am I spending enough that they should have a fix for me or can I not rely on that?) 

Please Note: Some of my tenants do not have bank accounts 

Do I....

1. Send out letters telling everyone they have to use cozy and pay 2.75% extra and risk being lynched. 
2. Count on my new book keeper to have some super sexy plan for me 
3 .Need Cozy to get everything organized for my book keeper. 

Thoughts from self managers with 20+ doors (especially if you're using a bookkeeper) would be awesome thank you!!!! 

Just realized a tenant hadn't paid rent (my bad. 25 days late) called them. They said they moved out on the 1st. They have a deposit of one month. Never called never texted. No notice. I'm wondering if it's trashed since they didn't come track down their deposit. Said they can drop off keys on Friday. 

Do I even consider giving their deposit back if it's clean? Lost a month here I could have been placing tenants. 

Today I had my third tenant tell me, not ask me, that they were paying rent "late." I had the same response to all three of them and it did NOT go well. "We are sticking to our leases and honoring the 5 day grace period." 

I feel stuck here. On one had what can I really do? My lawyer says I can't get to eviction court until July, on another hand my tenants are talking VERY nasty to me. One of them called me a "slum lord" and said I need to "go back where I came from" all on text because he wont answer my phone calls. Mind you I also fixed his hvac today with one day notice for $700. My hvac guy says he has the thermostat set on 57 and it will just freeze up and break again. 

I'm wondering if I should send tenants a letter saying we're sticking to our guns? Or will that just make the rest of them hate me like these three do? 

These are C to C- tenants paying 600-800 per month. 

Needed to vent would love some opinions for other folks with multiple units. 

Thanks!