All Forum Posts by: Courtney Duong

@Anthony Wick

I thought of what you said but then don't think she will move out early.  She has been telling me that she likes the area and the schools for her kids and she would like to stay.

She works 2 jobs, both with good pay.  Believe it or not, her salary is twice as mine and I am a programmer.  So her income is 3.5 x rent.  Credit score around 620.  No eviction before.  So I don't understand how/why she is always late either.  Unless all information she submitted during application was fake.  She has 5 kids though, and single mom which is why at the beginning I had sympathy for her and waived the late fees the first 2 months.  But then it became every month late.

This morning we talked and she said she will pay for June tomorrow.  I said If she pays tomorrow, along with all late fee, and cost of filing for eviction then I will withdraw the eviction on Monday morning.  But if I don't see anything tomorrow then I will go to court on Monday as planned.  Court time is set for 1:00 pm Monday.  

Also, I want to get the last month rent in advance but spread it out in the next 3 months, starting July.  She agreed to that and asked to break it down to 2 days, 5th and 20th.  I agreed to that.  So let's see if she will pay tomorrow or not.  If she pay then I will ask my agent to create an amendment so we have everything in writing.  Oh, I also said I won't accept late payment anymore starting in July.  So if she won't pay on the 5th, or 20th then eviction again.  I should have thought more of the offering her to move out by 6/30  in exchange for withdrawal of eviction.  Just that I didn't think she will want to move out early or have enough time to do so.  You have no idea how this lady is in terms of keeping things moving and be on time.  Last night she said she would call me around 7:30, well she never did until this morning.  This happens so many times by now.  She has no respect for other people's time whatsoever.  

Thanks everyone for your replies.

@Jill F. Thanks Jill.  I am in Texas. 

 Is it legal to collect last month in advance now?  I heard someone said they do that but it's in their lease.  I didn't know we can do that so of course it's not in the lease.  My agent last night proposed something similar to what you said, to make arrangement with her that we want to collect 1 more month of deposit (refundable)  , breaking it down to multiple payments starting July.  She has 6 months left on the term, so extra $300/month for the next 5 months + $200 last month, on top of the monthly rent (monthly rent is $1700).  But I like your idea better now so will propose it as last month rent instead of extra deposit as my agent said. If she agree then I will ask my agent to add an amendment so we can sign.  I think that should cover it?  I will also send her notice of not accepting late payment anymore.  Is there a formal form for this or I can just write it?

Hi all.  First year as a landlord here and I  need advice on this. 

 I have a bad tenant who has been paying super late (30 days, 45 days, 20 days late) every month for the last 7 months (except March).  The first couple times I waived late fee.  Then I started charging late fee and she paid late fee for those other times.  I am getting really tired of sitting and waiting and stressing out whether she is going to pay me or not, or how, or when.  It really drained me out.  I don't want her late fee, I just want to get my payment on time.  I have a full time job which stressed me out enough already.

So, in May she did it again, not paying.  On  6/3 I delivered notice to vacate.  Then on 6/7 went to court to file for eviction.  Court date is set for next Monday 6/24 because she was still not paying for May, nor June yet.   On 6/14 she paid for May rent, along with all late fee.  I told her I will not except late payment for June and will still go to court for eviction because she has been doing this every month.  Today she texted me asking if I accept late payment for June or not.  What should I do?  Accept her late payment for June, along with all late fee, and court fee (for filing eviction), and withdraw eviction, and suffer again with her being late again and again?  Or tell her I don't accept late payment anymore (and is it even legal to do so?) and go to court on Monday?  I just don't want to deal with her again, at the same time I am afraid if I don't accept late payment and this time she has money to pay and willing to pay late fee the judge might decide to let her stay and I just waste my time going to court.  What should I do with this tenant? I am in Texas and the property is in Texas.

Thanks.

@Marisa R.  Can I ask who is the attorney you have been using in the US?  We are looking for a good, experience attorney in the US who have experience with foreign investors. Thanks!

Thanks Joel.

I am looking for recommendations for a good real estate (commercial), estate planning attorney in Houston area.

Thanks for your help.

@Marisa R.

May I ask how did you transfer money into US? Did you transfer it directly to your personal account in US for the buying or you had to go around? Asking because my brother is in Vietnam and he wants to invest in US.

Thanks for your response Scott. Just 1 more question: does that mean traditional LLC is not compartmentalized?