Quiet Neighbor - Questionable Friends of Friends

[Greg B.]

Been a while since my last post. Got a "new to me" problem.

(Short version, disabled, clean tenant, personally doing nothing wrong I can prove. Questionable visitors pissing off the neighbors. Nothing I can call police about. What do do?)

I have a triplex that used to have a questionable reputation. I cleaned it up 5 years ago and have good tenants in it since. The tenants keep an eye on each other and the neighbors watch the tenants. Clean for 5 years.

Had a new mid 30's, single girl move in. She is on disability. Her references were spotless and her mom cosigned the one year lease. She moved in July 1. I have had a few occasions to go in the unit and she keeps the place immaculate. She smokes but does it on the porch, no smoke smell inside.

Neighbors are complaining about the company she invites. Things have been missing and moved outside. 2 kids bikes have been stolen.

She has quite a bit of company and maybe a loud stereo occasionally. I did an emergency entry Friday night and had several people clear out quick due to possible gas leak, really unrelated to her, just a good excuse. When I entered the apt, no smell, no evidence of drugs or problems. Just evidence of 30 year olds hanging out.

I had a long talk with her about the people she invites to the house and that she is responsible for their actions. She said she understood.

Today I find out a real bad dude visited Sunday for about 30 minutes. She said he was totally uninvited, she did not like him, and he has been told not to come back.

Neighbors are getting testy. I'm concerned they are getting fed up.

I don't think I have anything solid to evict her for. She says she is telling her visitors to respect the property or leave. I have no evidence this is not true.

I know this is going to wind up with her moving out. Not sure how it's going to be done.

Any suggestions?