Here are some things that we feel set us apart from our competitors:We provide dreams and piece-of-mind for owners and tenant • N.A.R.P.M. president and national award winner • Amount of real estate managed $32,000,000+ • 7 point guarantee or “NO” management fee Certified Property Manager on staff Over 35 years of on hand real management experience• Member of Better Business Bureau with “A” Rating• Highly sought after for Workshops and Informational Video BlogsInvestor Investor analysis video for property going to purchase • Free one-on-one sit down an investor plan • Welcome Gift Operation We get you line item bids for your make ready and do not charge you for the bids • Walk property once per week when vacant• 150-200 move in / out pictures and video • 2% eviction rate - even if other agent leases prop we do background check Average vacant days -14-19 days• Rent collection over 90%• Average Vacancy Rate – 8%• Days to complete a Make-Ready – 48 – 72 Hours TenantWe have a 24 hour maintenance hotline with a professional always answering the phone • 24 / 7 Online portal accessLeasing We list your property on multiple websites for real estate to get your property leased is quickly as possible • Provide tenants with welcome basket and review lease terms• Licensed Leasing Agents • Great Screening Process Drive-By Textology 

If they don't answer the complaint in 5 days, you will be awarded a judgment and can use the judgment to arrange for a sheriff removal and lockout.Your chances of getting assistance from the police are small.

Congrats, Curt.It looks like 39 members have reached the 1,000 post plateau.http://www.biggerpockets.com/awards/1000_posts/detail

For the tenant to be awarded damages, he must show "damages".

I could go on but hey, thousands of books have been written on all aspects of investing, and they even award college degrees in the field!

I suggest you actually award the work to your new team member, the contractor who walked you through it.

(This has been over the course of a month) I even told the last contractor that at this point, I will more than likely award the job to whomever submits their bid to first. 

Please see my photo damages of what some of my tenants had left me as a gift called "Damages" on this site.A Judge will never award you a Judgment for such a clean up. 

It worked on the tenants but the few who went to court we would be awarded past rent, filing fees, and initial late charge but daily was deemed excessive and thrown out.  

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