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All Forum Posts by: Sean McKee

Sean McKee has started 27 posts and replied 218 times.

Post: Turned over unit - Prospective tenants are not happy that the laundry not in the unit

Sean McKeePosted
  • Rental Property Investor
  • Chicago, IL
  • Posts 218
  • Votes 153
Quote from @Mike A.:

Interestingly enough, we had and application today, and on paper they look great.  Initially, it was two adults, two sons, a elderly dog and a grandfather.  Now, it's two adults, two sons, and elderly dog (who's now an ESA) and two grandparents.  We are concerned that it's going to be too small for six people.  Plus, the ESA was told to us after the lease was out.

Additionally, they are complaining about they do not like the lights and asked if they can be changed and they wanted to know if we can change the closet doors to different ones since they are harder to open since they are large.

It doesn't end there.  They wanted their own trash cans, can't do that. As they are provided by the city, not us.  There are four trash cans and four recycling bins.  

They also asked how many other people live in the apartments, and I am not sure if we can provide that information due to fair housing.  They also want access to the garage, which we told that's not possible as that is another person's property.

Lastly, they were on the property again without permission walking around "checking things out".  We saw this on the cameras.

We are probably not able to move forward with them, which is a shame.  But they seem too much of a headache; and they've not even moved in yet!


 Absolutely do not rent to them. They will cause you a lot of headaches.

Quote from @Gp G.:

Hi,

I drove to one rental place listing. It is very unsafe are I felt. How to find the safety and crime in a rental location considering to purchase without physically driving many hours there and disappoint. Please advise


 I like posting Craigslist adds. I offer to pay people that live there a little $$$ for some quick information. Then I verify that with online data, brokers, and local real estate investors. I find that people that live in the area give the best viewpoint. They can give you pointers on specifically which areas, streets, etc to avoid.

Post: Squatters in triplex wanting to purchase

Sean McKeePosted
  • Rental Property Investor
  • Chicago, IL
  • Posts 218
  • Votes 153
Quote from @Joshua D.:

Hey BP

I’m in the process of buying a triplex from a guy and his mother. They want nothing to do with the property anymore—she’s been in poor health, and the place has gotten out of hand. People have moved in without leases, and some of them are squatters with criminal backgrounds and drug issues.

I know how I’d typically handle this, but I wanted to ask—what’s the most cost-effective and efficient way to get them out without risking intentional property damage, lengthy court battles, or unnecessary costs?

Thanks in advance.

 Like @Mike Day said. Cash for keys. 

Post: 🔍 Driving for Dollars – Need Help Finding Owner Info

Sean McKeePosted
  • Rental Property Investor
  • Chicago, IL
  • Posts 218
  • Votes 153
Quote from @July Maggard:

Hey everyone,

I’ve been driving for dollars and finding a lot of distressed/vacant properties in Schulkill County, PA. I’m serious about wholesaling and getting these deals into the hands of cash buyers, but I’m hitting a wall when it comes to finding the owner’s contact info (phone/email).

I’m looking for tips, tools, or possibly someone I can work with who has access to PropStream, batch leads, or another skip tracing method. I’m willing to bring deals to the table and split if you can help with skip tracing and backend support.

Any guidance, tools, or partnerships would be much appreciated. Let’s make some money together!

Thanks in advance 🙏


 For a cheaper alternative you can try White Pages or a site like that. The county sometimes has the info you need as well.  I've have used both methods to track people down. Recently used White Pages to find a seller that had the incorrect information with the county. 

Post: Tenant Broke his lease without paying the buy out fee

Sean McKeePosted
  • Rental Property Investor
  • Chicago, IL
  • Posts 218
  • Votes 153
Quote from @James McGovern:

@Sean McKee you typically serve contractors at their place of business and determine this via secretary of state


 James good advice. I wish this was the case. this “contractor” vanished into thin air. We think we located him at a residence. I got tricked unfortunately. Luckily it was only a few thousand dollars.

Post: Tenant Broke his lease without paying the buy out fee

Sean McKeePosted
  • Rental Property Investor
  • Chicago, IL
  • Posts 218
  • Votes 153
Quote from @James McGovern:

@Sean McKee front lobby won't accept credit reporting on a tenant that has already left . He should consider landlord collections.net

James I should have been more clear. They have to leave owing a balance on their account for rent owed. I’ve done that before. If they leave owing June rent for example.

Post: Tenant Broke his lease without paying the buy out fee

Sean McKeePosted
  • Rental Property Investor
  • Chicago, IL
  • Posts 218
  • Votes 153
Quote from @Corey G.:
Quote from @Sean McKee:
Quote from @Corey G.:
Quote from @Sean McKee:
Quote from @Corey G.:

Tenant informed me he wanted to move out about 6 months into his second year (about 30 days ago). He thought he went month to month after the first year but never informed me of it (which is required in writing) and I have the lease set to renew for another 12 months automatically written into the lease. Well I'm pretty sure he just moved out anyways without paying the buy out fee (2 months rent pretty much). I haven't had these terms written into my lease very long and the tenant that broke the lease previously went ahead and paid it. What is the suggested process for this? I'm very familiar with serving notice for things like late fees/evictions but never have tried to collect on this. Technically he's late on the June rent now as well. Should I serve a late notice and then eviction and add the fees up at the eviction hearing or is thttps://www.biggerpockets.com/forums/52/topics/1245957-tenan...here a different/better way to do this? 

 Sorry to hear this. If they moved out it's no longer an eviction. As long as your lease is iron clad and you have reviewed your local laws, you might have a case to go after the rent/fees owed. 

You could send him to a collection agency for the amount owed after you deduct the security deposit. This would allow you to credit report it. Some charge fees to do this. I've done it once, but for a few thousand dollars. Did not get the money back, but the tenant did get a negative mark on their credit.

Front Lobby, is a credit reporting site. It's relatively affordable, but you can only report late rent and late fees(fines and other damages you need a judgement) .They also have to be 30 days past due. So if you rent it within 30 days and keep the security deposit you probably won't be able to report him. If it takes you a few months, then you probably could depending on how your lease is worded. Make sure you double check with any credit reporting agency, to stay on the right side of the law. I always error on the side of caution. Credit reporting is good way to keep some people in line with the terms.

This happens all the time, especially in lower end markets. There's not much you can do besides credit report or collection agencies. Small claims court is not worth it unless it's more than 10k or you are absolutely sure they would pay up if you got a judgement. I've gone the small claims court way a couple times, it's not easy and it's not cheap.

I know your pissed, but this is part of the game.... 

I'm not super pissed or anything, it's mostly just that I'm strict with rules and I expect them to be followed so I like to hold people accountable to that. If you are saying that fees require a judgement, then how would you go about getting a judgement in the case that someone had already moved out or are other companies more lenient with their requirements? 

 The judgment is much harder. I’m going after a contractor for 3k he ran off with. This is mostly to prove a point. I have a lawyer and we are working on “trying” to serve him. We don’t exactly know where he lives. So we did a skip trace and might have located him. If we managed to Serve him, then we can go to court and get a judgement. However , he still probably won’t pay, but at least it hits his record. You would have to follow a similar process: start a small claims case with your local court, work on finding and serving the individual, and then get a judgement.

You can go after him in court, but it’s likely not going to be worth it. It’s a major pain. 

I would suggest the credit reporting/collection agency route. It would be cheaper. You just need the tenants DOB and their last known address. Collection Agency would likely allow you to report the damages from him breaking the lease, just not the credit reporting agency


Oh I see. I figured an eviction might still work because I haven't received any communication from the tenant, he's just late on the rent and I saw him leave on my security camera and he hasn't been back in a few days... it just happens to coincide with when he wanted to break the lease and I told him that he never sent me official notice. I know an eviction will get me a judgement... at least for the overdue rent and if during the court date we find that he's vacated, then wouldn't the judge use the terms of the lease to access fees? 


 If he’s still living there. Then yes you are correct it would be an eviction. I’ve filed an eviction case and the tenant bounced before the court date and before they got served.. The case was dismissed since the tenant vacated. If I wanted a judgment I would then have had to file a separate small claims. If I had successfully served then I may have been able to get a judgment from the eviction filing.

It seems you might have a similar situation, where he might leave before you even get before a judge. After that, it will be harder to find him.

I’m definitely not a lawyer or familiar with your local laws. But I would first find out if he’s still there. If he is, then if you want you Can start the eviction process.


I’ve had a decent number of situations like this and most people don’t I’ve never had someone stay until the court date. 

Post: Tenant Broke his lease without paying the buy out fee

Sean McKeePosted
  • Rental Property Investor
  • Chicago, IL
  • Posts 218
  • Votes 153
Quote from @Corey G.:
Quote from @Sean McKee:
Quote from @Corey G.:

Tenant informed me he wanted to move out about 6 months into his second year (about 30 days ago). He thought he went month to month after the first year but never informed me of it (which is required in writing) and I have the lease set to renew for another 12 months automatically written into the lease. Well I'm pretty sure he just moved out anyways without paying the buy out fee (2 months rent pretty much). I haven't had these terms written into my lease very long and the tenant that broke the lease previously went ahead and paid it. What is the suggested process for this? I'm very familiar with serving notice for things like late fees/evictions but never have tried to collect on this. Technically he's late on the June rent now as well. Should I serve a late notice and then eviction and add the fees up at the eviction hearing or is thttps://www.biggerpockets.com/forums/52/topics/1245957-tenan...here a different/better way to do this? 

 Sorry to hear this. If they moved out it's no longer an eviction. As long as your lease is iron clad and you have reviewed your local laws, you might have a case to go after the rent/fees owed. 

You could send him to a collection agency for the amount owed after you deduct the security deposit. This would allow you to credit report it. Some charge fees to do this. I've done it once, but for a few thousand dollars. Did not get the money back, but the tenant did get a negative mark on their credit.

Front Lobby, is a credit reporting site. It's relatively affordable, but you can only report late rent and late fees(fines and other damages you need a judgement) .They also have to be 30 days past due. So if you rent it within 30 days and keep the security deposit you probably won't be able to report him. If it takes you a few months, then you probably could depending on how your lease is worded. Make sure you double check with any credit reporting agency, to stay on the right side of the law. I always error on the side of caution. Credit reporting is good way to keep some people in line with the terms.

This happens all the time, especially in lower end markets. There's not much you can do besides credit report or collection agencies. Small claims court is not worth it unless it's more than 10k or you are absolutely sure they would pay up if you got a judgement. I've gone the small claims court way a couple times, it's not easy and it's not cheap.

I know your pissed, but this is part of the game.... 

I'm not super pissed or anything, it's mostly just that I'm strict with rules and I expect them to be followed so I like to hold people accountable to that. If you are saying that fees require a judgement, then how would you go about getting a judgement in the case that someone had already moved out or are other companies more lenient with their requirements? 

 The judgment is much harder. I’m going after a contractor for 3k he ran off with. This is mostly to prove a point. I have a lawyer and we are working on “trying” to serve him. We don’t exactly know where he lives. So we did a skip trace and might have located him. If we managed to Serve him, then we can go to court and get a judgement. However , he still probably won’t pay, but at least it hits his record. You would have to follow a similar process: start a small claims case with your local court, work on finding and serving the individual, and then get a judgement.

You can go after him in court, but it’s likely not going to be worth it. It’s a major pain. 

I would suggest the credit reporting/collection agency route. It would be cheaper. You just need the tenants DOB and their last known address. Collection Agency would likely allow you to report the damages from him breaking the lease, just not the credit reporting agency

Post: Tenant Broke his lease without paying the buy out fee

Sean McKeePosted
  • Rental Property Investor
  • Chicago, IL
  • Posts 218
  • Votes 153
Quote from @Corey G.:

Tenant informed me he wanted to move out about 6 months into his second year (about 30 days ago). He thought he went month to month after the first year but never informed me of it (which is required in writing) and I have the lease set to renew for another 12 months automatically written into the lease. Well I'm pretty sure he just moved out anyways without paying the buy out fee (2 months rent pretty much). I haven't had these terms written into my lease very long and the tenant that broke the lease previously went ahead and paid it. What is the suggested process for this? I'm very familiar with serving notice for things like late fees/evictions but never have tried to collect on this. Technically he's late on the June rent now as well. Should I serve a late notice and then eviction and add the fees up at the eviction hearing or is thttps://www.biggerpockets.com/forums/52/topics/1245957-tenan...here a different/better way to do this? 

 Sorry to hear this. If they moved out it's no longer an eviction. As long as your lease is iron clad and you have reviewed your local laws, you might have a case to go after the rent/fees owed. 

You could send him to a collection agency for the amount owed after you deduct the security deposit. This would allow you to credit report it. Some charge fees to do this. I've done it once, but for a few thousand dollars. Did not get the money back, but the tenant did get a negative mark on their credit.

Front Lobby, is a credit reporting site. It's relatively affordable, but you can only report late rent and late fees(fines and other damages you need a judgement) .They also have to be 30 days past due. So if you rent it within 30 days and keep the security deposit you probably won't be able to report him. If it takes you a few months, then you probably could depending on how your lease is worded. Make sure you double check with any credit reporting agency, to stay on the right side of the law. I always error on the side of caution. Credit reporting is good way to keep some people in line with the terms.

This happens all the time, especially in lower end markets. There's not much you can do besides credit report or collection agencies. Small claims court is not worth it unless it's more than 10k or you are absolutely sure they would pay up if you got a judgement. I've gone the small claims court way a couple times, it's not easy and it's not cheap.

I know your pissed, but this is part of the game....

Post: Turned over unit - Prospective tenants are not happy that the laundry not in the unit

Sean McKeePosted
  • Rental Property Investor
  • Chicago, IL
  • Posts 218
  • Votes 153
Quote from @Mike A.:

After five years, we removed a tenant (via non-renewal of lease). They moved out and turned over the unit. Since it was never turned over under our ownership, we gutted the bathroom (needed it), redid the cabinets, countertop, and all three bedrooms. It's been on Zillow for about six weeks (most inexpensive in the neighborhood), and the # 1 comment we have is they do not like that the washing machine and dyers are coin-op and that they are in the basement. It's a four unit building, so the most economical way to install the washer and dryer was in the unit. There are also hook-ups in the basement for other tenants to connect theirs if they wish. I was thinking on placing a combo washer/dryer in the kitchen, there is a small space, but we have to run water lines from the basement and a drain hose. We really didn't want to do this, but we are concerned that it's taking a long time to fill. We filled a 1-bedroom in 3 weeks last fall. That was listed at $2k, and this is listed at $2.7k (again, a 3 bedroom). A combo washer/dryer would be around $1400, and a plumber to run the lines probably another $1200 or so. We've already spent around $15k in the reno with supplies (trust when I say the unit needed it.

Any suggestions?


 This is all market dependent. It sounds like You might be in an area where this is expected. What are other landlords doing?

I installed on site laundry in the basement, only to have tenants never use it and go to the laundry mat instead because they could do more volume. In that area I stopped providing laundry all together.


Before spending thousands of dollars, deep dive in your market and figure out what is required. I don’t know about your market specifically, but other factors could be contributing to the long turn time(ie. higher vacancy market)