All Forum Posts by: Rosalind Pistilli

Yeah the area that we're investing in has good Section 8 rates and we're starting our research to see if it's worth it. I know some people online say that the government covers repairs but I haven't seen that in any of the documentation and from what I've heard from fellow investors that is a lie. I'm not sure why that's being perpetuated as reality. 

I am also looking for some Sec 8 guidance. Are there any Section 8 experts on here willing to give us some guidance? 

Quote from @Morgan Biggerstaff:

What would I say to them about still planning on coming tomorrow if the letter I gave them says “you are welcome to be present although it is not necessary. And unless we hear otherwise from you, we will assume full permission to enter at the above date and time.” I did hear otherwise from them - that the above date and time is not convenient for them, albeit extremely late...

You gave them an out when you said "unless we hear otherwise from you". You just heard otherwise from them and that's the door you gave them. In your future letters, don't give the out...just say "We will be here at this time on this date for your inspection. You do not have to be present for the inspection but you are welcome to be present" 

Tenants that have trashed the place will string you along for months. Don't give them that option. 

It sounds like you would end up in a situation where they would be trying to break the lease in 6 months. I would just do the 6 month renewal to keep them in there since you plan to move in at the end anyway...you'll likely want some time to refresh/rehab before you move back in anyway. I would rather keep a great tenant for 6 mos and either do a short term rental afterward than put someone in for a year that trashes the place and puts you in a bind. 

Howdy! 

Licensed therapist here, I write ESA and PSA letters for clients when it's appropriate. They cannot have an ESA letter prior to getting the dog and the dog needs to provide an actual service. So the letter should say something like "soandso dog provides support to my client by calming them when they are anxious...etc etc etc" they need to have a diagnosis that supports an ESA and the dog needs to be old enough to actually provide the service a brand new puppy does not provide services, they require services. The only exception I make for puppies is if it is an actual service animal providing a specific service (such as diabetes dogs, or guide dogs) that will be going through specialized training. Even then, I will write that they are a service animal IN TRAINING and not that they are an ESA. Fake ESA and PSA letters have done such a disservice to the world. 

If they "registered" a dog as an ESA, they paid a fee to a fake site for a fake certification. It will be easy to spot. 

As for requiring spay/neuter, an ESA does not need to be intact to perform their duties, and you cannot breed an ESA because that animal would not be available to perform their duties while they were off reproducing. If they want the animal to be available for breeding, they cannot "register" it as an ESA. You should never breed service animals. 

All of that to come to this, I would not rent to these people. They are obviously lying to you...and I wouldn't rent to them...however, you can require that their dog be neutered IF you accept their ESA letter as valid. Other requirements you can have for their animal is that they be trained to perform whatever service they are performing for that person, be housebroken, not pose a threat to the security of others, not damage your property, and be licensed and vaccinated. 

Disclaimer: My knowledge of this topic extends only to the states I live in or am licensed in. 

The first deal is the scariest and so many of us have been where you are and especially since you're looking at deals that are more money out of pocket than a 50k investment property. It's okay to be cautious, but don't get trapped into the fear that you're making a bad move. Learn from each experience and when it's your time, it will feel right. 

I would be looking for a different property management company as soon as possible. I would also be traveling to the area once a year to do my own walk-throughs. You've indicated you live in Kansas and the property is in Missouri, that should be a manageable trip to take once a year, walk through, inspect all of your properties and be present. To me, the property management company is taking advantage of you being absent. Scheduling a walk-through once a year will cause both the management company and the renters to be on alert.