All Forum Posts by: Jenny Duclair

I'm not sure if it's limited to section 8, but last I read in Florida you can't evict someone for domestic violence related noise. It's a carve out. I don't know if it's broad or just section 8 or if it's even still active law as it's been a few years since I dealt with section 8. However, your state (or anyone else reading this thread) may have an active law relating to this.

Hi Alessandro,

I'm a Florida attorney and actually wrapping up a Miami Eviction as we speak.  Let me know if you're still looking.

J. Duclair

Originally posted by @Albert D.:

Jenny Duclair

Congratulations! I'll close my first deal this month. Quick questions if you don't mind: do you have your inherited tenants sign a new lease with you at close or the estoppel is enough? If don't sign new lease, how the next renewal works as it'll still be in previous owner's name? Do you put property under LLC? If so local or out of state LLC and why? Many thanks.

 I had my inherited tenant fill out an information sheet much like an application I would give to a prospective tenant (since that information wasn't passed down from the prior landlord, need an SSN to evict). 

Since all the rights and obligations of the lease are transferred to the new owner, your name is basically substituted wherever the prior landlord's name is on the original lease. So renewal isn't a problem in that regard. 

Tenant was on a month to month which most landlords will do when they know they are about to sell, they won't renew leases in case buyer wants those tenants out. 

One tenant definitely had ro go before I would even consider closing on the property. The other tenant I gave a two month window to see how things go. They've adjusted and responded well to the changes I implemented so I am sending them a new lease to sign this month (I'm not even calling it a renewal, it's a very different lease from what they had before). 

Hope this helps.

@Sunny B. I'm not sure.  I haven't looked lately but you can probably expect 500k or more for 2-3 bdrm Quad depending on the area.

I joined BP a while ago, maybe a year ago.  At the time I knew (like I had known the last 15 years) that I wanted to get into real estate investing and grow it to the point of living off the rental income.   I closed my first deal on June 6th and got it fully rented out earlier this month.  After the mortgage, insurance and taxes I've got $1k to cover repairs and maintenance and lawn care.  I got the seller to take care of a lot of the deferred maintenance before closing by offering a generous (but not crazy) purchase price. 

I got $5,500 seller credits at closing.  

I spent $3k on the Unit I turned over.  The other unit I took with the tenant in place.  Tenants pay all utilities.

With basically $800-$1k net profit per month I'm okay with the upfront expense. 

My tenants deposit rent to my bank account.  I have a handyman with broad range of skills and who is very happy to work at reasonable prices (with an assistant) and will travel practically anywhere in the region for me.  

After the month I spent turning the apartment over I am hands off.  I am now looking for my next property.  Since this first one was done with conventional financing, I'm looking for a seller financed multifamily deal.  Of course I'm open to other options.  Mainly looking in Palm Beach County Florida.  I'm a buy and hold person.  Let me know if you hear anything.  

Wishing Success to Everyone!

I have my tenants deposit the money to my wellsfargo account either in person or through bank transfer.  I'm switching over my dad's tenants to the same system. They've been paying via check for the last 20 years and my dad had been traveling 90 minutes round trip to pick up the checks (multiple times per month since of course they would claim they dropped the rent through the drop slot and it must've gotten lost in the room).  If dealing with multiple tenants paying the same amount, have them notate their apartment number on the back of the deposit slip.  You can get images of the slip from the bank.  If paying through online transfer you'll see who paid. 

You can in fact put pretty much anything you want in a lease.  There are very few laws that you can not contract away and if it is the case the law will say so.  For example, safe and sanitary housing can not be contracted away in a lease.  You also can not contract for something that is a crime/illegal.  But pretty much everything else goes.  If there isn't a law addressing it it's fair game.  Judges and lawmakers will see when legislation is needed if issues repeatedly come up or someone makes a loud noise.  That's why it's important to keep abreast of changing laws in your state. 

I was paying rent online as a tenant and they introduced a charge to do so later on.  At the start of my lease, whenever I would pay with money orders the manager repeatedly encouraged me to pay online.  So I started, it was free unlike the last place so I didn't mind. It seems that once I got used to paying rent online, the company introduced a fee.  I'm upset.  Feels like a bait and switch.  The apartment has no drop slot to accept after hours payments. So even though they encourage and it's not written in the lease, they've made it impossible for you to pay by check or money order unless you mail it or drop it off in person during business hours. Rent is late on the morning of the second with a $119.00 late fee.  I'm guessing most tenants are opting to pay online. 

The point of the story is, if you require electronic payments, provide a way for them to do so without additional charge. My two cents.

Jennifer Duclair, Esquire

West Palm Beach, FL

If they remain jointly and several liable they would all be responsible for financial consequences of damage or misbehavior (someone gets put out, the remaining 3 have to cover their rent).  So they would probably all want to interview the incoming tenant even if there's just one person designated as your point of contact. I would just remind them that having one point person doesn't change the joint and several liability aspect, just streamlines communication. 

I have a form for that as I'm doing the same with my tenants now. If you'll private message your email address to me I can send it to you tomorrow.

Check your state's laws but in FL on a month to month the notice period is not the same 60 days as when their is a year lease in place.

Hi, ran across your question while I was searching "free images" on the BP platform.  I am currently building corporate credit through a company that does it rather cheaply.  I have tried doing it on my own which is how I can vet these companies.  They do take a lot of the leg work off my plate but do require some babysitting, some of them are less motivated than others of them, I'm guessing they're hourly paid.  Anyway, the cheap price balances out the customer services I guess.  Everyone else I've checked out tried to upsell me things that I never even remotely dreamed of wanting--Ty Crandall to name one, Nav/Creditera was highpriced for me.  The one I am with now TrueCredit works although, again, customer service is lacking.  I've found truth to the reviews that claimed it's one-sided that they hold you to this policy of doing everything on time, but they don't do the same.  anyway, good luck.  

@Fred Kite  This is a riveting story.  

I'm curious what happened with this property...