All Forum Posts by: William J Anderson

Quote from @Parris Taylor:

@William J Anderson Got it! Which step in your process took the most work to get right? The alerts to you, the status updates back to tenants, or lining up vendors so the updates are accurate?

 None of the parts you refer to were hard. The alerts are automatic in the app, the status updates are automatic in the app and we have a decent cadre of contractors to do the work that we cant or wont do. The hard part was getting those in our company to recognize that once there was an alert we have to communicate internally before communicating externally. but weve since straigtened that out and its no longer an issue. 

Quote from @Parris Taylor:

@William J Anderson Totally agree. The tech only helps if what happens after a tenant submits a request actually gets handled. Otherwise it just feels like their complaint went into a black hole.

In your experience, is the harder part jumping on issues quickly or making sure tenants know you are on top of it while it is being fixed?

Honestly neither are a problem, I get an email and app push notification instantly when the tenant submits a maintenance issue. They are notified immediately as I go through the steps to mitigate it. Wether it is being reviewed, put out to bid, scheduled or in progress or completed. So the tenants are constantly updated. This is the part they really appreciate the results.

Quote from @Parris Taylor:

@William J Anderson 

If the system’s built into the lease and framed as non-negotiable, most tenants will fall in line. The key seems to be making sure it actually makes their lives easier once they’re in it.

I'm trying to strip out as much friction as possible. Instead of forcing tenants to learn a dashboard, I’m trying to find tools that let them do everything in the same channel they already use—chat on mobile. Maintenance, rent, leases, applications—all handled in one thread, no logins, no extra steps.

End of the day, I think tenants push back less when the tech feels invisible.

Do you find the app you’re using smooths things out for tenants, or do you still have to spend time helping them through it?

 I do find that the app smoothes things out for tenant. However, I think more importantly the App has to work so we have to be on top of things when the tenant makes a complaint through the app as well. We have not had to help tenants through the app as most things are self explanitory.

Quote from @Parris Taylor:

@William J Anderson Appreciate you sharing this—sounds like you’ve built a really buttoned-up system. I’ve tried some of the “download the app, follow the process” tools too. My issue is that most of my tenants won’t touch them, and I end up back where I started: calls, texts, and late-night knocks.

For me, the real challenge has been: how do you get compliance without creating more tech friction for tenants who don’t want to log into anything? That’s been my headache to solve.

Curious if you’ve seen pushback from tenants who just won’t adopt RentRedi?

Mr. Taylor, 
We have seen push back however, we have stood firm on our assertion of the system and it is incorporated into our leases. As a final push we have had to let some tenants know that if they are not going to comply and utilize the app then they may want to consider being great elsewhere. When faced with this choice they have all complied. The market in our area is awesome for finding great new tenants at this time. The app allows us to track maintenance requests, track rent payments, track and digitally sign leases as well as complete the application process. All around it works for the tenants and us. I should add that we dont have anyone who is disabled or could not use the app however, if we did we would make an exception as well. 

Mr. Taylor,

I completely agree with your point about the drag on cash flow. Too often, tenants neither realize nor care about the impact their late payments have. I also agree with Mr. Taylor-Smith’s perspective—tenants should be held to the standards you set. Regardless of who they are, if the rent is late, the late fee applies. Conditioning tenants to follow your process is key to running the business smoothly.

For our part, we use RentRedi, which works well for most of our tenants once they understand it. When a tenant texts about maintenance, we respond by directing them back to the app—unless, of course, it’s an emergency.

Ninety days prior to lease expiration, we send tenants a formal notice. We also conduct a walkthrough, even for those renewing, and answer their questions at that time. If the new lease isn’t signed 45 days before expiration, we send a letter on company letterhead advising that if it isn’t executed by the 30-day mark, the lease option will be withdrawn and they’ll have 30 days to vacate. In practice, tenants usually comply well before reaching that point.

This process has encouraged tenants to turn on their RentRedi notifications and stay more engaged overall. Thank you for sharing your insights—it’s reassuring to know we’re not the only ones navigating these same challenges.

Sir,

In my meager experience, I’ve found that the BiggerPockets Virginia lease is a great starting point, but it’s not sufficient by itself — especially if you want a lease that stands up in court here in Virginia.

We couple it with:

1. The Virginia Residential Landlord and Tenant Act (VRLTA) —
   Specifically, § 55.1-1200 through § 55.1-1262 in the Code of Virginia. This governs everything from rent payments, notices, fees, repairs, deposits, entry rights, and lease termination. It also invalidates lease terms that conflict with it — even if both parties agreed.

2. The Code of Virginia – Title 55.1, Chapter 12 —
   This is the legal backbone for residential leasing here. It overrides local ordinances and sets the enforceable rules for landlords and tenants. For example, late fees, required disclosures, service animal rules, and security deposit handling are all tightly regulated.

3. Basic Virginia Contract Law —
   At the end of the day, a lease is a contract. So we also keep in mind:

   • Offer and acceptance

   • Capacity

   • Consideration (rent for use)

   • Legality of purpose

   • Mutual assent

   • Statute of Frauds (§ 11-2 requires leases over 12 months to be in writing)

So, while BP’s lease might be “good enough” to rent out a property, it’s not always good enough to defend your rights if things go sideways. I’ve found it best to use it as a base, then customize around state law and practical landlord protections.

Happy to share templates or walkthroughs we’ve developed to help keep things enforceable and fair.

Best regards,

Hello Ron,

We’re a small operation, but happy to share our experience—just don’t want to offend if you’re running on a larger scale. We used our BiggerPockets Pro membership to gain access to both RentRedi and Stessa, and we've been using them side by side.

We started with RentRedi and have been really satisfied with the tenant interface—especially for rent collection, maintenance tracking, and tenant applications. Most of our tenants were initially a bit hesitant with technology, but they caught on pretty quickly and have been using it without major issues.

We use Stessa mainly for its reporting, bookkeeping, and reconciliation tools. One of the features we really appreciate is how it connects directly to our mortgage accounts, banks, and credit cards—pulling everything into one space for easier tracking and management. We used to rely on a paid app called Dext to manage receipts, but that was before we had access to Stessa.

We haven’t tried out Stessa’s leasing or tenant application features yet, though we’ve seen that functionality is there. For now, RentRedi has handled that part of our workflow. However, we are considering moving to the paid version of Stessa later this year when our Dext subscription ends—we’d likely just transition everything over to streamline things further.

In a perfect world, we’d love to see the best of both platforms merged into one app. That would be ideal for a small business like ours, but honestly, even as separate tools, they complement each other well and give us room to grow.

Hope that helps!

Edd, great question—and you're absolutely right that month-to-month leases usually tilt in favor of the tenant unless you use them with timing and leverage in mind.

For context, I recently acquired a 5-unit building where I inherited several below-market leases. As each lease expired, I brought those tenants up to market rent—no issues. But now I’m dealing with the last three legacy leases, all of which happen to expire at the same time.

Of those three:

• Two are in large 2-bedroom units—one pays only 53% of market rent, the other 68%.
• The third is in a smaller 1-bedroom unit, paying about 72% of market.

Instead of offering across-the-board renewals, I made targeted decisions:

• I’ve offered new leases to the tenant in the 1-bedroom and to the tenant paying 53%.
• If they decline, they’ll receive 30-day non-renewal notices.
• The one paying 68% will simply roll into month-to-month—this gives me flexibility to end their tenancy with 30 days’ notice if needed, but also keeps some income flowing while I time my next move with the market.

This approach works well when multiple leases expire at once. It lets me control the turnover pace without blowing a hole in my cash flow or backing myself into a bad season.

You’re absolutely right—month-to-month should come at a premium when it’s offered as a choice. But when used as a strategic buffer, it can be a landlord’s tool, not just a tenant’s convenience.

Lucas,

I just wanted to take a moment to apologize if my previous response came across as too harsh or condescending. That was never my intent. I’m incredibly passionate about real estate and property management, and sometimes that passion makes me come off stronger than I mean to.

The last thing I want to do is discourage you from learning. In fact, I respect the hell out of the fact that you’re stepping up and trying to gain knowledge in this business. Property management isn’t easy, and anyone willing to take the time to figure it out deserves credit.

My concern was never about you personally—it’s about making sure you set yourself and your friend up for success. Mistakes in this business can be expensive, legally risky, and stressful, and I’ve seen too many people learn the hard way when they didn’t have the right knowledge or systems in place.

If I came across as talking down to you, I truly apologize. That wasn’t my goal. I just wanted to highlight the risks so that you (and your friend) can be better prepared. If you’re serious about property management, I’d actually love to help point you toward good resources—books, courses, or even personal experiences that can help you avoid some of the common pitfalls.

At the end of the day, we’re all here to learn and grow together. If you ever want to talk shop, swap stories, or discuss strategies, I’d be more than happy to. Again, my apologies for the way I came across—I only meant to be helpful, not discouraging.

Looking forward to hearing more about your journey, Lucas. Wishing you success in whatever path you take in real estate!

Best,

William J. Anderson 

Lucas, I respect your willingness to step up and take on property management, but I want to strongly caution you (and your friend) about the risks of managing a multifamily property without experience, certifications, or financial investment in the deal. While you're in Houston, Texas, and I’m not deeply familiar with local laws there, the core risks of putting an inexperienced manager in charge remain the same everywhere.

The Biggest Risks Your Friend is Facing by Letting You Manage the Property

1. Legal Mistakes Can Lead to Lawsuits or Tenant Claims

• Texas has landlord-tenant laws on security deposits, repairs, evictions, and fair housing compliance.
• If you mishandle security deposits, maintenance requests, or notices, your friend could get sued or be forced to compensate tenants.
• Evictions require proper legal procedures. If you don’t serve notices correctly or follow the law, tenants could delay the process for months, costing your friend thousands.

2. No Certifications, No Insurance = Maximum Liability

• Professional property managers typically have Errors & Omissions insurance, liability coverage, and legal training to protect themselves and the owner.
• If a tenant sues for wrongful eviction, habitability issues, or a lease dispute, the owner is the one legally and financially exposed.
• You likely don’t have a property management license, which might be required for certain tasks.

3. Poor Tenant Screening = High Risk of Rent Loss & Property Damage

• Good property management starts with tenant screening. Do you have a system to verify income, creditworthiness, eviction history, and rental references?
• A bad tenant can cause thousands in damages, months of unpaid rent, and expensive evictions. If screening isn’t done correctly, your friend will bear the consequences.

4. No Maintenance Plan = Rising Repair Costs & Fines

• Are you prepared to handle 24/7 emergency maintenance calls? What happens when the HVAC breaks down, plumbing leaks, or pests become an issue?
• Without a network of licensed contractors, you’re likely to overpay or hire unqualified handymen—leading to expensive fixes and possible city violations.
• Delaying repairs could mean code violations, tenant lawsuits, or loss of rent.

5. Evictions & Lease Enforcement Are Complex

• Do you know how to legally enforce a lease, issue notices to comply/pay rent, and handle lease violations properly?
• If a tenant refuses to pay, one wrong move on an eviction notice can reset the process, causing your friend to lose months of rental income.
• Courts tend to favor tenants who can prove the landlord failed to follow legal procedures—and without experience, it’s easy to make costly mistakes.

The Harsh Reality: You Have No Skin in the Game

Your friend is putting up the money, the risk, and the liability. You don’t own the property, you don’t have legal or financial exposure, and you can walk away if things go south.

But if you mismanage the property, your friend is the one who:

• Loses money from unpaid rent and legal fees.
• Pays out-of-pocket for tenant damages.
• Faces lawsuits or fines for non-compliance.
• Deals with the fallout of a bad reputation.

What Your Friend Should Do Instead

• Hire a licensed, experienced property manager who knows Texas laws, tenant screening, and maintenance management.
• If you want to be a property manager, get trained. Look into certifications, legal compliance courses, and insurance before jumping in.
• Don’t treat this like a side gig. Property management is a legal and financial responsibility—not something you figure out as you go.

Final Thought

Lucas, I get that you want to help your friend, but this is a job, not a favor. Unless you get properly trained, insured, and structured as a real property manager, you’re likely to cost your friend more than you save. I highly recommend your friend hires a professional—because cutting corners on property management rarely ends well.