Last week during a turnover I spent a whole day at the property and kept finding little things to fix or improve upon that I wouldn’t have noticed if I had just done a walk-through like a PM or handyman would do during a turn, or if I had FaceTimed in from a remote location.

I have given my tenant notice to leave the premises due to over a dozen lease violations (late payment/no payment, rekeying locks, neighbor complaints, police involvement etc.)

That said, for 1 of the tenants, everything went smoothly until year 3 when City Fheps decreased the voucher amount, took days/weeks to respond to my client, made incomplete payments to my client, etc.

 $1200/month fall seems more than a seasonal decrease.  

Payment plans can be effective in limited situations but only when paired with strong screening, consistent enforcement and a clear distinction between tenants who can be stabilized and those who will not perform.At acquisition, I would focus on 1) An immediate audit of the rent roll and delinquency aging 2) Clear pay-or-quit notices with defined timelines 3) Short-term payment plans only for tenants who demonstrate both ability and intent to cure 4) Tightened collections, improved leasing standards and a visible onsite management presenceResolving bad debt is typically a 90–180 day operational reset.

You can send them a lease violation notice.

I have issued a Texas Notice of Default and Intent to Accelerate, with a cure deadline of December 21, 2025, in the amount of $5,071.61.

I could handle the basics, but the legal and compliance side was where things started to feel risky.Property code requirements, fair housing, notice timelines, lease language, and all the small technical details that can turn into big problems if you miss them.

Windows are rarely opened due to the climate, and we have almost no flying insects in the desert.All monitoring-type devices, including Ring doorbells, alarms, cameras, etc.All trip hazards: larger loose rocks or bricks.Water conditioners and RO systems.Basically, if any item does not increase the rent or decrease the time to rent, we remove it.

I’ve noticed many new investors focus heavily on finding a property first, then scramble for funding after.For experienced investors here—do you line up capital before or after you’re under contract?