If they pay by check keep a copy in your file so you know where they bank.Utah allows small claims cases up to $11,000 so there is little reason to pay an attorney unless you're terrified of appearing in court and think you'll panic. 

Be very careful about sending money to anyone who claims to be an expert in one of these forums or who has a website that seems to talk a lot about the "easy investor life" without much discussion of the very serious risks involved in the investment. 

If you have a major insurance claim or a fire or something, and your insurance company finds out you were renting out rooms or the whole house and you never told them, you and I both know that insurance company will do everything in their power not to pay. 11 - Fire Extinguisher.

Last tenants claimed they "did not smoke anything at all" but when we posted their 3-day notice, the pot smell was lurking out from under the front door. 

However, she claims these people are her family.

You can "cure" a void tax sale with 3 years of adverse possession that starts on or after the date a tax deed could have been issued, In other words, you start with the date 3 years after the tax sale, and if some time after that the investor adversely possesses the land for 3 years, then the statute of limitations expires and the heirs cannot claim the tax sale was void.

For those of you who enjoy reading court decisions here's one from NJ on a claim of unjust enrichment I found interesting.  

Once you have the judgement you can either hand it off to a collection agency or try yourself in small claims court.

I accept that an owner's rent expectation can be unrealistic (and I have no doubt this happens due to ignorance or wishful thinking), but I as an owner investor would like to receive and grok a PM recommendations before a rent is lowered and a lease contract is signed.

Now that co says their ins wont cover a claim for repairs bcuz they didnt authorize it.