All Forum Posts by: Robert Melcher

very high. Remove/reinstall commode $150, prep and install tile $5 SF and if it's on the second floor, add $1 or $1.50 SF for tile backer installation.

When you do a property management agreement, be prepared to cut off all communication with the tenants.  It is impossible for a PM to enforce lease terms and rules if the tenant has a back channel to you and you go all mushy when they are required to obey the rules.  I fire any client that breaks this rule.  It becomes a drama where the kids argue "but mom said I could" and nobody wins.

Exactly. Expense.  If you add them to the basis for depreciation, it defers the benefit instead of an immediate offset from income this year.  Disclaimer, yada yada, I do it that way check with somebody professional before you listen to me!

A landlord shoudl do his best to fill the unit ASAP on the heels of the departure, but since the notice requirement is 60 days, I would let the tenant know he needs to cooperate with showings to limit his exposure.

At least in Texas, you can't charge double rent, but he would be on the hook for any portion of the second 30 days of the 60 days notice interval where the house was vacant.

We manage a number of SFR including Avery park and south side of I35 all the way into Selma, and then mostly north of I410 as you continue west. These properties are "sweet spot" rentals in the $1200 and up range. Lower cash flow, but typically fewer problems/lower turnover. Also off the north side of I35 at Conrads, a few miles closer to you.

Any part of NB will work, it just depends on your targets and ability to handle the problems inherent with lower rents (quality of tenant, age of unit) or higher rents (longer vacancies, higher expectations).

However the damage is paid for, the individual who leased from you is: 

1) ultimately responsible, even for their guests and damage caused by them.

2) allowed a "guest" unaccompanied? More than a guest?

3) sending alarms about behavior and/or his choice of friends.

I would give notice that any breach of lease terms will be grounds for eviction, no third chance.

Please PM me for contact information for our Atlanta office.

I'd say it's normal.  Half of my applicants keep their old cell numbers.

That seems very long to me. Even without eyes on the unit...something's affecting the desirability or possibly the qualification criteria is difficult to meet?

If you're an out of state landlord, the same can happen with mortgages.  My "stinky" mortgage processing company sent notice to my bank of the loans being sold to a new processor, but sent MY notice to the property addresses, which the tenants ignored.  Then the bank got bought and the change of address got lost in the shuffle.  And of course, the old processor cashed my checks but no longer had accounts to post the funds to.  The new processor dinged my credit-hard! for three months unpaid mortages on two houses.  Luckily my reserves got the one caught up while I beat the other one for my money back...and letters to clear my credit...

you have to pay attention....