You could get charged with an unlawful, "self help eviction" if you turn the water off. 

If you file the unlawful detainer on your own or have your PM do it, you will not get legal fees, and thus your collection efforts will be  reduced by the attorney's fee.

@Bob Malecki  at the level we do mortgage pools or pooled investments.. even though there are state and fed regs.. these are UNREGISTERED securities.. and as such .. the only over sight is if you don't do it correctly and get your hand slapped or worse.. so there is no sense of protection up front for investor.. just punishment for the sponsor if they don't do it right.. that does not get the investors their money back in the case of a melt down. 

If they don't pay within three days, we contact our attorney to file for eviction and unlawful detainer with the court.

Chalk it up to experience, don't punish your agent and move onto the next good deal. 

I think it was because they were young and stupid and now that they got punished once, they don't want to have that happen to them again.In all, I'm pretty strict about who I let into one of my properties.

The Case is now being handle by my lawyer who is recommending to file an unlawful detainer, while the squatters lawyer is arguing that his defendant has rights on the property like compensation, or plain rights to the propertyWhat are your thoughts?

In California, if a tenant gives notice that they are moving and then doesn't move out, you can immediately file an unlawful detainer action without giving any further notice on your part.

I'm probably a glutton for punishment; I believe I'll enjoy walking that line between keeping a tenant AND owner happy simultaneously.

"An important ruling has been issued by the Massachusetts Federal Court that has big waves in the residential management community - many of the commonplace "fees" charged to Tenants and Prospects are now unlawful.