If we file the eviction, then you receive the check in the mail, you will lose $XXX."

The $100 or 10% is common, but I like the fixed dollars - - it's expensive enough to be painful and to encourage prompt payments.BTW:  TRAIN your tenant by issuing a courtesy notice ONLY ONCE;  "Your rent was late this month and if it is late again, I will apply the late fee of $xxx."

If you make agreement with the tenant basically you put in writing that on xxx date they agree to Vacate and turn the keys in to mgmt at noon, the apartment is broom clean, and you agree to give them cash in the amount of $xxx.xx..  

If there are any items you agree with, state them and state that he owes you $xxx for the other items.

The permanent real estate number (PIN) for this property is XX-XX-XX-XXX-XXX .

Bruce’s cell is xxx or Michele’s e-mail is [email protected].

Currently driving a 1999 Subaru with 125,xxx miles. 

I once met a compulsive gambler who even blew money earmarked for a down payment on a house on the ponies.

It's easy for local people to say Detroit/Cleveland/etc is cash flowing so much, when they are local (and most of them are turnkey guys here).I know even in my rental market, I bought my last 3 properties from long distance owners that thought they should be making $XXX amount but are basically making half of that.

So the "guru" is happy evangelizing messages like "College is a waste", "home buying is for losers", "rent for life", "learn by subscribing to my xxx course".