I can’t afford utilities. Help!

[Daniel Levin]

I just bought my first 4 unit building 6 months ago. I’ve needed to put some money into it along the way. 3 units are occupied, the 4th is mine.

The rent breaks down as:

750

1025

1160

Total: 2935

The expenses:

1850 (mortgage)

900 (utilities)

2750 in expenses.

2935-2750= +185 per month.

Each tenant came with the building and I inherited their leases. All was going well until July. The unit paying 1160 just stopped paying. August1, no payment. Said she was getting on an assistance program. Sept 1, nothing. Was having issues with my payment system. Oct 1, I began the eviction process.

The utilities are included in the rent, but she stopped paying the rent and I’m getting shut off notices. I had to get a second job to pay her utilities in August and September and now October. She is aware of the issue and JUST WONT PAY. Her time to leave is up today, and she is still living in the unit. Has no plan of moving. I filed for eviction with the clerk and filed a suit in small claims court. She keeps asking how she can stop this process but JUST WONT PAY!!

Obviously she has got to go. Now I’m down to having to choose whether I want to default on my brand new mortgage or allow her utilities to be shut off. I just can’t afford to support her during this process. I don’t know what to do.

Oh and fun fact: her lease expires in a week and she tells me she has no plan of moving. Do I have to pay her utilities with no lease, and an eviction? It’s impossible to get money out of her!

Obviously I should have started the eviction process earlier, but seeing that it takes 3 months, I’d still be in this situation now anyway.

Someone please help. What the heck do I do?!