All Forum Posts by: Pam R.

Hi Jamie. I always do some basic Googling on callers before I consider contacting them. If there are too many red flags, or the records I uncovered indicate they don't meet my criteria, I don't call them back.

Think of it like a job applicant - a company doesn't have to respond to your resume if they don't think you meet the job criteria.

So I found a duplex that I think is worth taking a look at. I e-mailed my realtor to setup an appointment to go inside, and he responded "I'll see what I can do. Listing agent says curb offers only."

Property photos show a cosmetically clean and functional place inside and out, no visible work needed (I know, the devil is in the details). It is priced well below current asking prices in the neighborhood - at least $20k - which immediately caught my eye and raised my curiosity. The ad says both units are rented (although the pictures are from empty units).

I know I could inspect after it's in contract, but I am more comfortable seeing the place before I even bid.

Can anyone advise on why a seller requests only curb offers? And what are your thoughts on this practice? Do you bid sight unseen?

Sorry to hear of your problems. This one sounds costly.

Yes, offer the 4 days of rent. If they didn't have friends to stay with and had to go to a motel, and ask for reimbursement, I personally wouldn't argue about it. I'd call around for the prices of the most affordable, reasonable motel in the area, and reimburse them that amount.

As for holding them responsible for leaving the door open - well, as you describe, there were severe weather events occurring, and a CO problem. I wouldn't pick that battle.

I don't understand your comment about granting access to the utility company. Maybe they should have called you to tell you what was going on, but you did have a serious enough problem that they had to move out. I'm not a nervous Nelly (ask me about the time we got a short in a wall at home which resulted in our propane tank being electrified for 4 months) - but it sounds to me that call to the utility company needed to be made.

Unfortunately, this is one to just write off and move on. Good luck.

Wow. That was fun to read. I love you just had it towed out of there ASAP. No screwing around. Nice job.

Writing on the door with marker - nice touch. That really conveys a message.

I do have a question (in all seriousness) - what clause do you have in your lease that allows you to tow it out? Untagged vehicles? Parking on the lawn?

@Sam Leon - I never thought about it that way. That's a pretty good strategy. That makes me think about it differently.

I've never had anyone "walk out" on me yet, but I've had 2 people break the lease. Both had been there for over 2 years. The first people were looking for a house, and I just told them they could move anytime between April and July without a lease violation. That's what they did. The 2nd people got a cat, violating the terms of the lease. We amicably "broke up" - I gave them 45 days to find a home where cats were welcome.

Both left their places spotless and received their full security deposit back.

I would likely not be so reasonable if they broke the lease in November, and would be wishing I had the two months rent like you do.

@Mark Updegraff - you said you lost the first potential tenant because of the cost. Are you going to try it with your next candidate?

In my markets, I get first and security deposit. I'm with Colleen - I don't know if I could get it rented if I asked for last month's rent too. It's just too much money. But I also have never felt the need to do that, as I've never had a tenant not pay their last month's rent. Knock on wood.

Hi William. Welcome to BP!

Here's just one way to look at it:

Do you need the income from your existing properties in order to fund more purchases? If yes, then delay the early payoff, and use the money to leverage more purchases. When you are through with your acquisitions, or have more money rolling in than you need for acquisitions, then start the pay down.

Each person's situation is unique. I don't find fault with your current practice. There is value in having those properties fully paid for. You just need to assess the best use of the money in the long-term.

Good luck!

Hi Zach - Good to hear that the tenants you picked are doing great.

We tend to take a similar tack as @John Weidner and @Rick Harmon.

We are nice and responsive, but are also straightforward and do not let our tenants own us. It helps that my husband is a relatively big guy with a beard and a camo shirt and people are frequently a bit intimidated on sight.

And this is hard to describe, but when we screen tenants, we get a read for their level of compliance. This is more gut instinct, but it boils down to - do we believe they are going to comply when we tell them to do something: clean that trash out of the yard, remove that disabled vehicle, move-out in 30 days because things aren't working out? If they come off as combative, argumentative, or unreasonable during the screening process - no matter how well they qualify or how small the clue to these behaviors - we pass.

I did forget to ask...do you have an umbrella policy?

Zach - I'm in Central Ohio - Columbus and Delaware. How are your other tenants? I saw in your intro it's a 4-plex.

Hi Zach - Don't panic. Find your lawyer,and talk to them. Water in a basement/garage is not generally not a sue-able offense. As far as the heat, I wouldn't stress about that either. I am a landlord in Ohio. 6 hours is not unreasonable, and not neglectful on your part. Ask your lawyer if you should offer them a day's rent refund to compensate for their inconvenience. Or the value of a cheap hotel room.

I haven't been to landlord court yet, but Ohio is a landlord-friendly state.

And about the water...I'd be surprised if that is a new problem. It just started when you bought the place? It's worth checking your disclosures to see if that was mentioned.

These tenants clearly subscribe to the policy that the best defense is a good offense. They must know you are a newbie, or maybe they are pros at this, and are playing to that.

Breathe. Talk to your lawyer. Have him write up their 30-day notice while you're there. Let them know if they'd like to leave earlier, you'll pro-rate their rent. Maybe I'm an optimist, but the odds are in your favor that they aren't going to sue, they are just bullies. I know it's stressful, this is not a make-or-break-it situation if their lease is up in 45 days. They will soon be a distant memory.

Good luck.