Wasting time collecting rents

[Cramer Guzaldo]

Hey All,

I'm new to Bigger Pockets and this is my first question. How do I get my tenants to pay on time in one shot. Now before you go off and say the obvious, let me give you a background. I have 156 multi-family apartment units spread over 21 buildings. The tenant demographic is largely working class Hispanic, who typically live week to week. Now while 96 percent of these tenants pay within the month. My biggest problem is im wasting to much time knocking door to door, calling, texting, exhausting all efforts even the sit and wait for them to come home cause their avoiding you method to collect rents. 

So basically I'm wondering if anyone has tenants or has had tenants like this, what have you done or implemented in your rent collecting methods to make it more efficient. I've done late fees, 5-day notices, drop boxes, mailing addresses, and I'm assessiable 24/7. I'm looking for solutions so I can get my rents without having to go through the lengthy eviction process. 

Any and all advice is greatly appreciated.

Thanks, 

Cramer 

[Michele Fischer]

Set up a culture of them paying timely almost every month.  Get serious, set some examples.  If they are avoiding you end the contract.  Neighbors will get the idea that you mean business.  Make it clear to applicants that you want a different process then repeated trips to the front door.

Have them come to you and/or deposit to your bank account.  Consider hiring one of the tenants to collect and deposit rent and incentivize them to get timely payments or deliver pay or quits.

He Hispanic community is a bit difficult, with a distrust of banks, less communication, and expecting the landlord to pick up rent. Be firm about making things different.