The grace period only applies to late fees and is irrelevant in regards to when the rent is actually late.What your tennats are doing is unacceptable and you should have begun th eevictin process on the 2nd with th epay or quit notice.

Apparently the closing date snuck up on them and they haven't begun repairs yet.

@Scott Hetherington - I have begun talking with Maximilian Howell - that is the fanciest name I have ever dealt with!!  

With our last two major renovations, we have also begun sub-metering water (we have to do it ourselves as the City has no interest in providing the service).With electrical and gas we say consumption drop (almost 20% for electrical) after moving to separate metering.

Over the past few weeks I have begun to get the sense that the San Francisco Bay Area market may be turning a corner.

The move to escape from corporate slavery has begun!

Hi all,We have already begun our investing adventure in our home city of Pittsburgh, PA. 

Obviously, that approach is limited by the integrity of the tenant, so there are a few additional tweaks that we have begun implementing:Once a tenant is out, we hire a local contractor with video capability (i.e. a decent smartphone) to perform an Assessment Video that documents the condition of the property and highlights any repairs needed.We use the Assessment Video to help determine the work needed to get a property market-ready.Once contractors complete their assigned tasks, we require they send "before" and "after" photos showing that the work has been done.While not perfect, these strategies have greatly reduced the cost and delay in getting our properties back on the market.

I haven't begun this yet but one of my biggest issues is figuring out the best format for this.  

The deal is under contract and now we've begun selling the leasehold interest in each boat slip for $26,000.