All Forum Posts by: Paul J.

I have a new partnership and we are looking to try and close on 4-6 more units as soon as possible.

We are looking between Dequindre and Greenfield, north of 8 Mile outside of Royal Oak Township.  Purchase price or purchase + repairs up to 100k.  We will evaluate any deal but have a preference towards the above mentioned geographic area as well as 3+ BR with a garage or basement, preferably both.

Please let me know if you have anything out there, we've already closed on 2 in the last 45 days and are looking to keep going when we can find the right properties.

Hi,

Can anyone refer a great GC and/or a structural engineer to us who could evaluate an issue in Hazel Park or Ferndale, Michigan?  Can you please let me know whether or not you have worked with the individual that you reccomend?  Thanks in advance!

I self manage from out of state.  I'm not going to tell you it is easy, but it's possible.  You will need to team up with someone in your target market for sure.  You might try calling some local PM firms and finding out if they are willing to piece-out their services, perhaps finding you a tenant or performing showings for a fee but leaving the month-to-month to you.

I have come up with a lot of methodology on my own and borrowed a lot from other landlords, particularly some of the principles from "Landlording on Autopilot" by Mike Butler. 

I would say part of your cushion should be to be willing and able to hop a flight to your target market on a whim if need be, but I have been both lucky and successful in my out-of-state management by carefully screening my tenants and I plan to continue the self management and acquisition of more doors.   Best of luck. 

I have two rentals - a duplex and a SFR

At the duplex, I price the cost of lawn maintenance in.  I pay a service to mow the lawn, once every other week.  I'ts usually all the tenants want, to have a lawn that looks maintained and not have to maintain it.  The house fits in with others on the block in most cases.

The SFR mows her own lawn, and is bound by city ordinance per the lease.

I am not a lawn freak, however if either of them get to the point where they affect others, i.e. the neighbors that already have my number calling me -  or the city code enforcement -  we will have a problem.  On the flip side, if the tenants, neighbors, and city are happy - I will not make it my business to interfere.  If worse comes to worse, there is a lease clause in the SFR stating that they will maintain the lawn and if the city cites them, all expenses including my expenses to enforce the lease in court are their obligation.  My bi-weekly lawncare schedule fits with the neighborhood norms on the duplex and the tenants tell me the property looks good to them.  

My philosophy is  - who am I to enforce my own aesthetic values on the folks who are intimately involved in the day-to-day use of the property?  Especially in the case of an overgrown lawn that can be easily be double-mowed and brought back into compliance in the case of tenant neglect? These are really the least of my worries as long as all other obligations are being upheld.  

Right now, I have 3 stellar tenants who pay early and via direct deposit, I try to treat them well and give them incentive to stay.  If they asked for the lawn to be cut weekly for them, I would absolutely offer to have the service performed for them and build the extra costs into their monthly rent if it means the difference between them staying long term or moving somewhere where they could be happier.  

I would find a win-win for both of you, and not expect the tenants to maintain the lawn to the level that you might at your own home.  

I had a similar situation, in my jurisdiction 30 days is required on month to month.  I had a laundry list of good reasons to evict, but 30 days notice is cut and dry.  It's easier to prove 30 days has passed since they were served notice than it is to prove any other claim of breaking the lease.  If they wanted to try and out stay their welcome, they could dispute your claims and have the process dragged out at a cost of more appearances and longer vacancy.  not sure about your jurisdiction but in mine, you simply give the tenant notice that you are not renewing the lease, if they refuse to move at that point you begin the eviction process.  No legal advice here, just my personal experience.

We paid $500 flat rate to the attorney for 50th district court in Pontiac to cover both filing fees and one appearance.  Both of them that we had to do were resolved after the court hearing and writ but before the actual set-out so I am not sure what gets charged by the baliff/sheriffs office for that.

They usually dont.  But they do get to see all the questions we are asking, and that it clearly states we will be running a criminal history, eviction, and credit check.  It shakes out some time wasters that aren't going to qualify anyways, which is the goal for me.  Previous to doing it this way, I would answer calls and basically re-read the ad back to half of the callers and then never hear from them again.

Rob, I have done something similar for my last two vacancies.

Ad goes up to Rentlinx and syndicates giving phone number and email.  Phone number is a google voice number that is set to do not disturb, and gives details about the house, tenant requirements, application fee, etcetera.  The voicemail box message ends with "Please send us an email at [email protected] or go to www.xxxxx.com to apply online, we often are able to respond to emails faster than voicemail.  Applications are processed on a first-come, first-served basis."  I return all emails as promptly as I can and check the voicemail box every few days.  Those that email and want to see the house at this point get a copy of our application, which has an introduction detailing the screening procedures and minimum requirements.  They are also given my handymans name & phone number to arrange for a showing, and anyone who fills out an application gets a phone call from me promptly, both for screening purposes and to arrange for the payment of the application fee.  By the time we are running an application, they have jumped thru my email hoops and have been screened in person by the handyman and via telephone interview by me. 


It may seem rude to some, but I am an out-of-town landlord and my processes demand that tenants can operate things like web-based statements and electronic deposit.  By using this method, I self-select for folks who can both follow directions and make use of my processes.  I am sure I am probably losing some quality applicants who would prefer to chat it up on the phone first, but I am very happy with the last two tenants that we placed and it has made life very much easier for me, especially considering the fact that my properties are 3 timezones away.

Pete, message me your email and I'd be glad to share one I use.

I have a duplex in what sounds like a similar area with similar challenges. I don't even offer a one year lease for the reasons mentioned above. I don't want to be married to a problem tenant and it is easier to end the arrangement by terminating a month-to-month rather than prove a violation of the lease. I offer my month-to-monthers the "gold star" incentive of future discounts on rent for periods of one, two, or three years of timely payments without lease violations...