We chat through whatsapp and Discord and we meet regularly.

Browsing through listings, it's like shooting fish in a barrel finding them, especially in the condo/townhome market with agents rumbling about increased HOA fees in some complexes due to concerns about reserves for cap XCromford market index showing 9% higher supply compared to historical norms.

In Idaho, there are two options for the complaint and summons (expedited or regular).

On top of that I would consider some of the screening concerns that you'd take into account with a regular tenant even though it's family.

If you're in Whatcom County and wondering what this means for your property, development potential, or next move — I’m here to help you make sense of it all and take strategic action.Government legislation, zoning, planning, etc. has been (imo) MISSUSED to limit the supply of housing in many (most) areas.  

As I was living out of the country, I set up 'auto-pay' for regular bills, and alerts on bank accounts to keep abreast of any excessive dips in balances or unusual activity in general.

Also, any advice on where I can purchase the materials (carpet / vinyl / paint for the interior / kitchen cabinets / bathroom tub and screen door) needed for the renovations at a lower price then what I can get from regular DIY stores?

As I was living out of the country, I set up 'auto-pay' for regular bills, and alerts on bank accounts to keep abreast of any excessive dips in balances or unusual activity in general.

If you have regularly accepted late rent up to the 15th day of each month then they could also use that as a defense that they can keep paying you up to the 15th each month even with late fees (which may or may not be enforceable in a given city or state) and that you must accept it because you have accepted it before.If they are nevertheless reliable tenants and you do wish to keep them then you could continue to lease it to them and even renew the lease in another year, but begin to curb acceptance of any late rent beyond the 15th of each month.

Don’t Forget the Long-Term: Hire a Property ManagerBeautiful landscaping can quickly deteriorate without regular care.