All Forum Posts by: Nadir M.

I agree that looking for a tenant 50 days out is hindering your chance of getting a qualified tenant.

However, I see an issue waiting also.   Each month starting with July until January gets harder to find a qualified tenant than the previous month.   Many schools start in August.   Families want to have completed move in prior to the start of school.   By November you enter the holiday season.

All my LTR leases are written to expire in late spring or early summer.   It is something for you to consider moving forward.   I have had a tenant break lease Dec 1 before.   I live in a mild climate area but still took until January to have my accepted qualified candidate and then had to wait for their move out date.   It was February before move-in.  Fortunately the tenant that broke lease paid the December rent.

Good luck

 50 days ahead of the actual lease date might be too early. I used to do 60 days out and found it to not be effective as most people weren’t seriously looking until 30 days out.

I think you have time before you need to start dropping the price. You can delist it and then wait a couple weeks. 

This is becoming more and more common. Many larger property management companies are refusing to provide rental verifications, and even when they do, the information can often be incomplete, inaccurate, or subjective. On top of that, there’s always the risk of an applicant having a friend or family member pose as a prior landlord—something we see more often than you’d think.

Another important thing to remember: rental verifications can be very subjective ("good tenant" to one manager might not mean the same thing to another). Relying on these calls opens you up to inconsistent decision-making, and can even create risks around Fair Housing or discrimination claims.

Instead of relying too much on rental verifications, I'd recommend focusing more on verifiable facts through a complete screening report that includes:

🔹 Credit Report – Reviews overall financial responsibility, payment patterns, and open accounts.

🔹 Judgments & Liens Search – Identifies court judgments or unpaid debts that no longer show up on traditional credit reports.

🔹 Nationwide Eviction Search – Flags any prior evictions that may not have been disclosed or mentioned during a landlord call.

🔹 Nationwide Criminal and Sex Offender Search – Provides a broader view of any criminal background or offenses across multiple states.

🔹 Income Verification Report – Pulls actual deposit data directly from the applicant’s bank account history to confirm real income (much better than chasing pay stubs or letters that could be manipulated).

By leaning more on verified, factual data instead of subjective rental references, you can make safer, more consistent decisions while protecting yourself against claims of unfair screening practices. Always better to rely on what you can document and defend.

@Nadir M. 
@Adam Bartomeo

Guys the IRS requires the 1099 amount to be equal to the GROSS amount you collected on behalf of the owner, even if you are collecting water bills, etc. from tenants.

NOTHING is deducted from the Gross amount,including your PMC fees!

The Annual Owner Statement should break down all the expenses that the owner's tax professional then figures out how to deduct and on what tax schedule.

@Nadir M. you would show 100% of whatever you collected on behalf of an owner.

Of course, if tenant pays via credit card, you would NOT include the credit card fees, because you did not receive them.

From the funds in your OPERATING account, you would pay any expenses on behalf of the owner, including your management fees - which you woul transfer to your PMC account.

Owner will be paid from Operating account.

Your vendors (office expenses, auto, etc) would be paid from your PMC account.

Year end, you are require by IRS to send a 1099 with GROSS amount collected on behalf of owner. Owner will need an Annual Owner Statement from your acconting system, reflecting those gross collected amounts and all expenses, including your management fees. It's up to their tax professional on how to present that info on their tax returns.