I cannot find a qualified tenant for my duplex, and it's depressi

[Jeremy Hua]

Hi everyone, 

I purchased my firs time duplex last year in what I'd call a B- to C+ area of the Columbus, OH market. I've had at least 100 inquiries, but it's been difficult to find anyone that isn't a smoker, and has at least a 525 credit score. The unit was rehabbed last year with all new ceilings, carpet, etc. 

I've had a lot of interest from Section 8 tenants, and some of them have openly told me they're lying to Columbus Metro Housing Authority to get their voucher. They're working under the table, and wouldn't qualify for the "free money" if it were reported. I chose not to participate in that. But at this point, I'm considering Section 8 just to get the other side rented.

What would you guys do? It's been vacant for 8 months now. 

[Scott Mullins]

background, credit checks are the way to go and sounds like you screen tenants very well. That being said I've had the perfect tenant not pay, destroy houses and so on. I've had the tenant that I was reluctant  on be some of the best. 8 months is a long time with no tenant. Personally I would take a shot on the best applicant you got. Just be firm but fair

[Jeremy Hua]

@Scott Mullins thank you for the input. I think you're right, and that even a perfectly screened tenant, can be a bad tenant. The lady that is scamming SSA and Columbus Metro Housing authority was such a nice lady, but it didn't sit well with me to be part of that. 

On the other hand, it sounded like a good way to recoup some of my tax dollars. 🤣

[Thomas S.]

Take the best/most suitable applicant and put them on a M2M lease. 

Be strict in enforcing your lease and non renew for any lease violation.

Train them to be your ideal tenant.

[Scott Mullins]

At the end of the day it's all about the dollar. We don't do it for our health. But you also don't want the law showing up neither. 

[Ron Fletcher]

Don't knock section 8. I have a couple units in program. They cash flow well, I know I'm getting my money, and they don't want to lose their voucher so they abide by the terms.

[Jeremy Hua]

Originally posted by @Ron Fletcher:

Don't knock section 8. I have a couple units in program. They cash flow well, I know I'm getting my money, and they don't want to lose their voucher so they abide by the terms.

 Hi Ron,

I'm not knocking the program by any means, only commenting about knowingly accepting a tenant that is committing fraud. 

[Patrick M.]

@Jeremy Hua Please understand that many people on section 8 may feel inferior to other applicants. This may cause them to embellish their income in hopes of proving to a landlord that they are a better candidate. Sounds to me like they are saying "Hey, I know I am section 8, but I am really not... so don't worry about me." In NJ you cannot discriminate against Section 8. And so what if someone picks up an additional, unreported $150 for babysitting- really?

I can tell you right now that any one of my tenants could be committing a fraud of some sort or another. I am not the moral police nor would I ever feel complicit in their fraud because I rented them an apartment. I can tell you that they abide by the terms of their lease and were otherwise qualified tenants.

If I was sitting on an empty rental for more than 8 months I think I would consider that the problem is not with my potential tenant pool.

[Michael Hamby]

I appreciate this conversation.   I have always steered away from Section 8 tenants myself, but the guaranteed check and having them accountable due to the possibility of them losing their voucher is tempting.   I always have had the assumption that if someone is getting something for free, they will not respect the property.    I have one tenant in a unit that had a 3 month voucher to get started but now pays her own way.    She missed the first month that it was her sole responsibility, but we immediately posted an eviction notice for failing to make rent.   She then paid that month and ahead one month!

[Bettina F.]

Providing they have the income, I have had good luck with newly divorced or divorcing women.  Two recent tenants were "living with friends"  -- usually a situation I avoid because you do not get an accurate LL reference.  However, their stories made sense given their situations, they are employed, and presented as neat, clean and educated.  Both women are in their 30s with kids -- not young "baby mama" types. 

Look at your criteria, and think about what is most important.  Where can you be flexible?  Plus we only do M2M, and are quick to enforce violators of rental agreement rules.

[Sarah Wheeler]

Hi @Jeremy Hua, 

Sorry to hear about your vacancy issue. 

Are you completely self-managed? If so, have you thought about speaking with a property management firm to see if they could help with your issue? It may be worth a few phone calls/interviews with local property management companies.  Hiring a PM company may end up saving you time and money.

Please let me know if you have any questions!

[JD Martin]

Anything that is vacant that long in a well-inhabited area (so I mean no ghost towns) is overpriced for what it is. If your only possible renter pool is marginal people, it is probably too expensive for where it is or what kind of condition it is in. 

[Brian Karlow]

I would have to agree with JD Martin....verify your market rents with comparable units against your product.  Lower your price in small increments until the phone is ringing....Good luck!

[Robert Ellis]

Originally posted by @Jeremy Hua:

Hi everyone, 

I purchased my firs time duplex last year in what I'd call a B- to C+ area of the Columbus, OH market. I've had at least 100 inquiries, but it's been difficult to find anyone that isn't a smoker, and has at least a 525 credit score. The unit was rehabbed last year with all new ceilings, carpet, etc. 

I've had a lot of interest from Section 8 tenants, and some of them have openly told me they're lying to Columbus Metro Housing Authority to get their voucher. They're working under the table, and wouldn't qualify for the "free money" if it were reported. I chose not to participate in that. But at this point, I'm considering Section 8 just to get the other side rented.

What would you guys do? It's been vacant for 8 months now. 

 No unit should sit vacant for that long. I'd find a professional property manager in the zip code that does business there already and probably has rental contacts that are looking to move. Your probably being too strict on your criteria. Take 3 months rent up front if you need to but you may need to be more lenient. I doubt it would be a B- area or B area if it's taken that long. What area of columbus is it in?

[Frank Schwarz]

If they are saying that they are scamming Section * they will definitely scam you. 

[Matt Kauffman]

I agree with the guys above, nothing should sit vacant that long. What part of Columbus, and what are you asking for rent? 

[Joseph L.]

Considering it's been vacant for 8 months--assuming it's been marketed all this time--you will need to adjust some of your parameters. If the rent you are asking is in-line with the area, then I would look at modifying your applicant criteria.

[Jeremy Hua]

Thank you for all the replies. The rent is in line with what everyone else is asking, on the rare occasion a vacancy pops up. 

It has a lot of inquiries, but I'm going to heed to the advice given, and loosen up my screening requirements. 

It's located in Whitehall. 

[Account Closed]

Good job on screening! Definitely continue what your doing and be patient. The only thing I could recommend is lower your credit score qualification a little. I have had terrific tenants who have had a just lower credit scores than 500.

[Patti Robertson]

@Jeremy Hua - Why don't you post a link to  your ad so we can give you some feedback on it.  I do a lot of SEC 8.  I'm not seeing that kind of fraud as a general rule.  Do you have a video link in your ad?  Are your photos pretty?  I also don't take someone who lies in the application process.  Most of them don't though.  I require that a SEC 8 tenant works or they won't get approved for the rent I want.  Are you freshening up the ad by updating the posting title and moving the photos around?  That way they get resyndicated and look fresh to people who are shopping for rentals. Post an ad and give us a shot at giving some feedback.