With first of month...all people are locked out  and officially late on the same day...with anniversary billing, you essentially have people that need to be locked out or notified of being late every day of the month.

There is also an official 1031 addendum as well that is required to be signed.

I've been a long time member but this is officially my first post.

Once you've got a deal under your belt, I'd consult with a REI specific CPA to get you set up the correct way.Disclaimer: I'm not a cpa, nor an attorney so this isn't official advice. 

If nothing else, your elected officials need to know about your hardship.

I also have been unfollowing or blocking spam accounts to make mine look more official.

I recently reached out to Avery Carl who seems to be the official STR expert here on BP.

They are 2 really active groups that get together once a month for official meetups, plus lunches, happy hours, etc.DM me if you need anything.Good luck!

If your from Idaho, I have all the official leases, agreements, move in/out inspection forms etc. 

Hi everybody, This "issue" was further complicated by the tenants not speaking English and requiring their 11 year old daughter to translate things like late fees, disconnection, etc.The tenant ended up paying the bill and the former owner officially had their account closed, so all's well that ends well.Thanks to everyone for their advice!