All Forum Posts by: Mike Tamulevich

@Brice Alef-Torrisi, we’ve handled lease transfers hundreds of times in Detroit, and the best way to protect yourself is to treat this like a brand-new tenancy. Even though it’s a family member, always screen them properly—run a full application, verify income, check rental history, and ensure they meet your qualifications.

The safest and cleanest approach is to have the current tenant sign a lease termination agreement with a set move-out date. Then, if the new applicant qualifies, you draft a completely new lease for them. This avoids any gray areas with liability and makes sure you’re not left chasing down the original tenant if issues arise.

Some landlords consider lease amendments or subleasing, but that often creates more risk and confusion. A fresh lease gives you control over the terms, lets you update rent if needed, and ensures all responsibilities are clear.

If you need guidance, we’ve handled this process many times and highly recommend these protections. Marketplace Homes can assist with tenant screening and lease structuring as part of our property management services. Let me know if you’d like more details.

@James Mc Ree, prioritizing possession is always the best move in these situations. A payment plan sounds good in theory, but in practice, it often just delays the inevitable. If a tenant is already struggling to pay rent, a structured plan rarely changes their financial situation. The reality is that most landlords who offer payment plans end up chasing money for months, only to end up filing for eviction anyway.

You’re right that a judgment can be tough to collect, but an eviction on their record may give them more incentive to leave on better terms. If they voluntarily vacate and leave the unit in good shape, that’s often a win in itself. If you do go the payment plan route, make sure it's in writing, includes clear deadlines, and has consequences for missed payments. If they default, you’d likely have to take them to small claims court rather than pursue eviction, which can be another long and uncertain process.

In these situations, I always recommend focusing on getting the property back quickly and minimizing your financial losses. If you need a property management team to handle situations like this in the future, Marketplace Homes can help navigate tenant issues and prevent them before they become bigger problems.

@Eric Heinecke, when it comes to landlord insurance, it’s important to find a provider that truly understands rental properties. One option I highly recommend is Steady, which offers coverage specifically designed for rental property owners. It provides strong protection against lost rental income and tenant-related risks, which can be a game-changer for landlords.

At Marketplace Homes, we offer Steady as part of our property management services, making it easy for owners to ensure their investment is protected while we handle the day-to-day operations. If you’re interested, happy to share more details on how it works and what makes it a great choice for landlords.

@Asim Purses, 

this is a common situation in Chicago, and the right move depends on your long-term goals. If you plan to hold the property for years, legalizing the basement unit could be the best path for maximizing value. That process takes time and money, but it removes risk and increases the property's long-term appreciation potential.

If you're not in an ADU zone and legalizing isn't an option, renting it out is possible but comes with risks. Non-conforming units are common in Chicago, but if a tenant reports the space to the city, you could be forced to de-convert it and even return past rent. To minimize this risk, be selective about tenants. Applicants with strong credit and rental history are less likely to cause problems. Many landlords include utilities in rent, since adding a separate meter isn't always feasible.

Short-term rentals like Airbnb can be another option, especially if you’re living in the building. Since you’re technically renting out part of your own home, the enforcement risk is lower. Just make sure to check Chicago’s evolving short-term rental regulations, as they vary by neighborhood.

If you decide to keep it as a rental, think about how it fits into your overall strategy. The extra income is great, but if it comes with added risk or uncertainty, it may not be worth it long-term.

@Steven Thuyen, 

sounds like you’ve got a great setup with reliable tenants, but I get why the noise is giving you second thoughts. When it comes to house hacking, balancing rent stability with a good living environment is key. Even if your other tenants haven’t complained, it’s worth addressing now before it becomes a bigger issue.

Before making a decision on the lease renewal, I’d have a direct but respectful conversation with the family. Let them know you appreciate how they take care of the place and pay on time, but the noise has become noticeable. See if they’re open to working on a solution, whether that’s quiet hours in the mornings or adjusting routines to minimize disruption. How they respond will tell you a lot. If they’re dismissive or unwilling to compromise, that might make your decision easier.

Long-term, think about your tenant mix. If your goal is to keep attracting renters who prioritize a quiet space, this might not be the best fit. But if the family is willing to adjust and you’d rather avoid turnover, setting clear expectations for noise could make renewing the lease a reasonable option.

Ultimately, reliable tenants are valuable, but they also need to contribute to a comfortable environment for everyone. If this situation is making you second-guess your living arrangement, it’s probably worth making a change.

It’s smart to plan ahead and make sure everything is done by the book. In North Carolina, the process starts with a 10-day demand for rent notice. If the tenant doesn’t pay, you can file for summary ejectment at the courthouse. Most counties offer e-filing, so it’s fairly straightforward.

If you’re considering cash for keys, get it in writing with a signed agreement on the move-out date. If they don’t take the deal, you’ll need to proceed with eviction. Sheriff lockouts vary by county—some require you to be there, others allow a representative. Either way, make sure someone is available to meet the sheriff on eviction day.

If you want to save time and avoid headaches, some firms handle the entire eviction process for landlords. We offer a standalone eviction service that covers everything from filing to lockout if you need help.

Hope this helps. Let me know if you have any questions.

You're in a solid position, but there are a few things to keep in mind. Your local representative needs to be on-site early because the sheriff won’t wait. If they aren’t there, the eviction gets rescheduled, which means more delays. If the tenant refuses to open the door, the sheriff will force entry. If you don’t want a damaged lock or door, make sure your rep has a key. Once possession is regained, secure the unit immediately, change the locks, inspect for damages, and document everything.

As for the money judgment, the reality is that most tenants in eviction cases don’t have assets or stable income, making collections tough. If you can locate their employer or bank, wage and bank garnishments could be options, but that requires additional legal steps. A collections agency can report the debt to credit bureaus, but it may not yield much unless the tenant actively tries to restore their credit. The effort versus return on small claims court or collections depends on how much they owe and how easy they are to track down.

If you’re deciding between handling this solo or hiring help, the eviction process itself is already in motion, so your local rep can manage execution day. The real question is whether you want to pursue the money judgment on your own. If so, it’s worth consulting with an attorney or collection agency to see what’s realistic. If you want a hands-off approach, some firms handle post-eviction collections, and we offer a standalone evictions and collections service specifically for landlords in your situation.

The biggest win is regaining possession and moving forward with a new tenant. If you go after the judgment, go in knowing that results vary, and it can take time. Hope this helps. Good luck.

I understand why you want to give them a heads-up, especially given their situation. That said, you need to be careful.

Even though you’re not directly telling them about the eviction, any communication that suggests they need to leave before the sheriff enforces the writ could be interpreted as a self-help eviction, which isn’t legal in Georgia. If they decide to push back, it could delay the process.

Legally, the eviction is happening no matter what. The safest move is to let the court order run its course and avoid any direct requests for them to leave. If they approach you about moving out voluntarily, you can certainly discuss that, but I wouldn’t initiate it.

At this point, you’re in control—let the system work. The sheriff’s office will handle it, and that keeps you fully protected.

Hope this helps! Good luck.

Hi, Michael.

Doing adequate research for the market you intend to serve is crucial. Not only do you want to understand the housing market for that area, you also want to understand the people; Making connections is a big part of the deal. I always tell people that when I got started in the industry, I expected future-me to always look back on the amazing deals I was able to close. While that's true, what I truly remember is the people we were able to help. From helping a widowed mother get a fresh start for her and her kids, to the MILLIONS of dollars in assistance we acquired for residents to stay current during covid... The real estate journey is so much more than you could ever imagine!

Don't feel pressured to move to a huge city in order to be successful. In fact, suburbs are growing massively year after year. As long as you have the knowledge, drive, and a great/qualified team to work with, you can find success in most places. The markets what you make it!

I wish you the best of luck, Michael. If you ever want to chat more, send me a message!

Welcome to Bigger Pockets, @Kevin Lopez! Despite being in the SFR game for well over 10 years, I'm still a rookie on this website myself.

Houston is one of the BEST locations in the country for real estate investing. As long as you find yourself a solid team with the experience, knowledge, and credentials, you'll find that there are many opportunities available. If you have any questions or want to talk the Houston market, send a message! 

Welcome to BP, and I wish you the best of luck.