When I say that’s all that I do, let me tell you what to expect in the life of a landlord and all that they do. 3 am Christmas Eve Tenants call-Furnace went out.I get up, phone calls made, emergency call, expensive triple overtime to the Heating Contractor, Tenant has heat.

But a pattern of going nuts at Christmas on a credit card then not paying it off is a big red flag.  

We get them a $50 gift card for Christmas.

My goals for the next month or two are to pull in three deals by Christmas.

I had a client back in the day I sold a big 1,200 acre trophy ranch to in northern CA.. ( which yes has had one of the fires go through it this summer).. anyway he was a big landlord in Alameda 160 doors.. and that in today market is probably 100 mil or more in real estate and it was all free and clear.. ( why I like free and clear )  and he paid cash for the ranch.BUT the moral of the story is he collected rent personally twice a month.. tenants were trained like Thomas trains his.. rent is to be in an envelope on pinned to the front door on one of those days.. no rent he then posted a 3 day notice.. so it was one or the other 3 day notice or collect the rent.. the front doors looked like pin cushions.  

I'm anticipating closing before right before Christmas!

It was rent ready right after Christmas due to rehab.

We also send out cards on Christmas, when they got married, etc.

Then you can send another demand letter to the updated address.One of my colleagues bird-dogged a tenant by sending him a Christmas Card every year with "Return Service Requested" on the envelope.

I have had tenants move in on Christmas Eve and Christmas day.