All Forum Posts by: Nathan Gesner

It's "bird-dogging" wherein you find the deals and then hand them off to an investor. Do some searching on this board to figure out if it's legal in your area, how to split/charge commission, how to protect yourself with a contract, etc.

@Brandon V. the moment they notified you they were out, you can take possession of the unit. It's always best to get that in writing, even a text or email. Go change the locks and take control.

You can still hold them liable for rent up until the 30-day period (10/31) or until a replacement tenant is found. They are also liable for cleaning and repairs in accordance with the law.

@Grayson Gist Congratulations! Just be prepared to start the eviction process if he's not out as agreed. It's not unusual for tenants to keep asking for a few more days or another week.

1. I prefer an LLC but umbrella insurance is easier. I don't know any Landlord that has been sued that would have been protected by an LLC or an umbrella policy. It doesn't happen as often as people imply.

2. Business shouldn't be mixed with personal.

3. This is described as a "house hack" and it's a great option for getting started. If I were single, I'd be doing it right now.

There are multiple avenues to approach this.

1. The tenant lied about the presence of animals and then attempted to cover up by claiming they were service animals. If they were truly service animals, the tenant is required to request a "reasonable accommodation" before placing the animals in the home. They failed to do so which is a violation of the lease and I would issue them a written notice that the animals must be removed immediately or he must move out.

2. I don't accept online certificates. 

3. Emotional support animals are not permitted in unlimited number. Fair Housing doesn't address this directly but ADA does and I'm comfortable applying the same principal since they are both federal programs dealing with disabilities. What ADA says is that the individual can only have one service animal per disability. In other words, a blind person can't claim three guide dogs. They can have a different animal for different disabilities like a guide dog and a seizure alert dog. In your case, the tenant is probably claiming a single disorder and that both dogs are prescribed for that disorder, which I will not allow.

4. The law requires you to make a "reasonable" accommodation. If the insurance company won't cover "dangerous" breeds then that would require the Landlord to find a new insurance carrier. If that impacts you financially, you can reject the request because it is not reasonable.

I hope HUD gets this issue under control soon.

You can start by going to www.narpm.org and search their directory of managers. These are professionals with additional training and a stricter code of ethics. It's no guarantee but it's a good place to start.

1. Ask how many units they manage and how much experience they have. If it's a larger organization, feel free to inquire about their different staff qualifications.

2. Review their management agreement. Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.

3. Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers. It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees. Fees should be clearly stated, easy to understand, and justifiable. If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee. Don't be afraid to negotiate!

4. Review their lease agreement and addendums. Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.

5. Don't just read the lease! Ask the manager to explain their process for dealing with maintenance or problem tenants. If they are professional, they can explain this quickly and easily. If they are VERY professional, they will have their processes in writing as verification that it is enforced equally and fairly by their entire staff.

6. Ask to speak with some of their current owners and current/former tenants. You can also check their reviews online at Google, Facebook, or Yelp. Just remember: most negative reviews are written by problematic tenants. The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.

I hope this basic guide helps. If you have specific questions about property management, I'll be happy to help!

I manage hundreds of rentals and have never had a Landlord refuse to give a reference. Some have refused to answer certain questions, but they will usually share the inclusive dates, rent rate, and whether there were any lease violations or an eviction.

You can start by going to www.narpm.org and search their directory of managers. These are professionals with additional training and a stricter code of ethics. It's no guarantee but it's a good place to start.

1. Ask how many units they manage and how much experience they have. If it's a larger organization, feel free to inquire about their different staff qualifications.

2. Review their management agreement. Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.

3. Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers. It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees. Fees should be clearly stated, easy to understand, and justifiable. If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee. Don't be afraid to negotiate!

4. Review their lease agreement and addendums. Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.

5. Don't just read the lease! Ask the manager to explain their process for dealing with maintenance or problem tenants. If they are professional, they can explain this quickly and easily. If they are VERY professional, they will have their processes in writing as verification that it is enforced equally and fairly by their entire staff.

6. Ask to speak with some of their current owners and current/former tenants. You can also check their reviews online at Google, Facebook, or Yelp. Just remember: most negative reviews are written by problematic tenants. The fact they are complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.

I hope this basic guide helps. If you have specific questions about property management, I'll be happy to help!

I can't speak on behalf of your state but many states won't allow you to use an attorney in Small Claims court. Contact the court house and see what your options are. 

It would take less than 10 hours to file in Small Claims, appear in Small Claims, get the judgment, and then turn them over for collections. That's $500 an hour if you collected it all. Are you really too busy for that?

Why are you signing the lease agreements in the first place? The property manager is your agent and should be authorized to act on your behalf. It really doesn't matter which one of you signs the agreement because you will both be liable for the actions of the other. It does nothing to reduce your liability, meaning you are still liable for the actions of your agent and the agent could be liable for your actions as the owner.

Ask your agent why they have you sign the original and why they didn't have you sign the renewal.