All Forum Posts by: Michael Jones

I completely agree with Eddie above @Eddie T.

I change filters every two months and check fire alarms every two months. and I stagger these so they are on different months so I am inside each unit every month. This allows me to see the inside of each unit every 30 days which i consider to be a tremendous value.

Now, I do understand that I am local so this is doable for me.

With your idea above, I think you will need to build in an incentive that will work for them. i would go with supplying a years worth of filters and have them placed inside the cabinet area where the furnace is located. Then I would offer a reduction of rent by say"20.00" that month if they will change the filter and supply you a video of the filter change taking place.

So rent is $750.00 they can pay $730.00 if they have sent you the video through email or text.

I would also send them out a reminder on each filter changing month letting them know it is filter month and that they can save $20.00 and I would also send an instruction video of how to change the filter with the reminder.

Do you wonder how many tenants will put the filter in with the arrow going the wrong way? Do you know how many people do not even know there is an arrow?

For a couple of hundred dollars or less you can probably have a fridge delivered today by someone off craigslist etc........

Why slow down on a rental when the potential problem could be solved that quick? Chop the tree and move on.

Besides, I am not sure that I would want tenants bringing in their own fridge because it may have an ice maker (make sure the one you buy and place does not have an ice maker) and they can be notorious for leaking. If that happens all the money you saved on a fridge upfront will be spent on repairing the floor. 

you mentioned she texted you. I would text her and ask if she has moved out completely and inform her that you need the keys. She will respond in one of several ways:

1. Not respond at all. Continue with the sheriff schedule to put her "junk" outside. Do not remove any of her stuff or change the locks prior to the sheriff being there with you.

2. She says that she is almost moved out but has a few things to still pick up. Continue with the same action as number one. Do not remove or change locks until the sheriff is with you.

3. She has moved out completely. Reply that you still need the keys. If she comes up with excuses...lost them, not sure where they are etc, get her permission in text to change the locks because she confirms that she has moved out and nothing of value was left.

4. She has moved out completely and will meet you with the keys or left keys locked inside the unit. 

The keys being handed over is a legal line in the sand that answers to a judge on whether the unit was truly moved out of or if the tenant was forced out by the landlord through illegal means such as changing the locks. 

So in other words, have they keys in hand or text with her confirming she has moved out completely or have the sheriff. Anything less and you will be open to a lawsuit that you will probably lose.

Yes. Stop renting and start owning.

Also, you can buy up to a four unit property and it is treated the same as a SFH from the bank as long as you reside there.

So, you can buy a small apartment building with four units, live in one and rent out the other three. If you buy a good property with cash flow you can not only eliminate your house payment but put a few dollars in the bank as well.

Are these condos part of a condo association? If so, you will have maintenance fees that you will have to pay directly to the condo association. If they fee us $300.00 per month per unit that will eat up a chunk of potential profits.

I have 20 units and have never and will never pay new price for appliances. I just go online (usually Facebook marketplace) and find used alliances that are working good and clean and it is common to find a washer and dryer set for under $200, a white single door fridge for $150, a white stove for $100 and microwaves are a fine a dozen. The same appliances at Home Depot would be around $2000 even if you went with their low end lines. Also, you can find used appliance guys on line that will also deliver and hook up. I will not pay until it is installed and working.

I definitely think it makes sense. I would not rent to close family of someone I evicted. I probably would not rent to their friends either if I had knowledge of a relationship. I would go yelling in the streets that that is the reason. I would just quietly move to another applicant.

All good points Susan.

With some quick reading here is what I think the state of Mississippi law states:

Disclaimer...I am not a lawyer and your local laws may be different than the state.

A tenant must give a landlord a 30 day written notice before they can hold rent money for repairs.

The money withheld must be used for repairs.

Notice of needed repairs from the tenant to the landlord will not stop an eviction that has been ordered.

So, if i was in Mississippi I would give the tenant the three days notice, go on the fourth day to the court house and file an eviction, go to court on the date and be prepared to win the eviction.

I see. I would deliver the late rent notice, file for eviction and get the tenant out. Then perform all repairs when the unit is empty. 

Meanwhile i think i would caulk or seal up the hole and tell them they can use as a shower so at least they can not say you did not provide bathroom amenities if they did appear in court.