All Forum Posts by: Mark Campbell

The tenant hasn't said that yet but I fear he will.  He has become challenging and believe it would be best for both of us to transition to an intermediate party.

Hello I have a property in Oklahoma.  I would like to hire a property manager for a lease I have already signed between myself and the tenant.  I can't find anything that specifies I can or can not hire a property manager of my choosing.  Is there anyone who knows specifically?

This is a single family home not an apartment.  The term is written such that I can give notice of non renewal and show it.  

Why is it bad that I gave him that clause?  Honestly I don't think I want to show the property until he is moved out.  

Thanks everyone.  I decided to invest in an hour of an attorney's time.  It would be good to get some education and piece of mind.  If I have another issue I will switch to a property manager.

Thanks everyone for the advice.  I'll present two options to the tenant either amend the lease and prorate or keep the original lease date.  

The things he wanted changed were reduced late fee, 60 days of pest control instead of 30, removal of a clause related to late fees associated with unreported HVAC problems (I feel I am still protected in other parts of the lease), he wanted a clause that he will notify me within 24 hours of any problems, he wanted a clause that I wouldn't show the property until he gave notice to vacate. 

He paid a security deposit but not first months rent.  He said he wanted the keys before the rent.  I just wanted the lease signed since I felt well protected in a landlord friendly state.  The lease is clear that initial payment is due on the first day of the lease.  I have combo lock on the backdoor.  I decided I will leave the keys in an envelope inside.  If rent is paid by the first day I will text him the combo and he can access the property and get the keys.  I also will not amend the lease without paid first months rent.  

Thoughts on this approach?

Thanks for everyone's advice.  Some more general background.  I am not worried about anything we changed.  It was done in a real estate office and was things like late fees ($75 agreed and others).  

The rent is higher for the area.  It's a neighborhood that appeals to educated young professionals.  

Hello, everyone I am a new landlord and encountering my first issue.  Soon I'll be moving out of the first house I purchased and I'm converting it to a rental property.  I signed a lease with a tenant and they will move in several days after I move out.  The lease start date is October 1 (a Sunday) and I cancelled all my utilities on September 29th (Friday) since it has to be on a weekday.  

The tenant signed up all utilities to start September 29th and now wants to move in on that day.  I initially told him no the lease starts on October 1.  He contends that he is a great tenant (his background verifies that) and he is paying utilities that day so he thought he could move in. I mentioned that I am concerned about it because I won't have liability insurance until October 1.  He then says I am starting this off as a contentious relationship.  He cited that when we negotiated the lease I was difficult then too.  I actually gave him several exceptions to the boiler plate language that is standard here and 99% of landlords and property management companies will not negotiate.  I told him I felt I was very reasonable and I gave him several exceptions that most people would never consider.  

To be reasonable I said I would talk to my insurance company and see what they said.  To be legit I think I have to change the lease and the start date of my insurance to match September 29th.  I want to tell him the lease is October 1 and you can move in October 1 or it's trespassing.  It is slightly complicated because we are moving a small distance away and I can't think of a good way to give him the keys October 1.  

Am I being a difficult landlord by insisting he not move in early?

Do some tenants just want to negotiate and argue everything? 

I'm in the Tulsa market and still planning/saving for my first deal so take my advice with a grain of salt.  

In my opinion the research and math I've done indicate the high HOA fees on condos lower your potential returns making them less attractive. I would only go this route if I could get one downtown. The other downside is that historically condos don't appreciate as much as single family homes.

@kevin 

@Kevin Curnynundefined Hello, I'm also local to Tulsa and I'm researching the market and hoping to make the jump.  Could you be so kind as to share your numbers with me as well?

The biggest challenge I have seen getting into the market are interest rates.  The numbers I have run so far make Tulsa look great for cash transactions but I haven't seen investor interest rates below 5%.  

Thanks for your help.