I have a client with a portfolio of more then 20 rentals thats looking for a long term loans any suggestions the local banks here is South florida don't want to cooperate much 

Now if the market cooperates and the property can be sold for a huge return in three years, that's great, but there has to be an alternative plan, and a longer hold cycle along with stress tests and conservative underwriting are the best line of defense.Good luck in your search!

Example - a brick cape cod built in the 50s that has good bones and has been well kept has the same value to us as a brick cape cod 50s built frat house that has been stripped of cooper and has missing doors and windows.  

However, if you have the cooperation of the attorney, you can do a pretty nice workout package with the borrower through the attorney and have  flexibility due to the cheap price you paid for the note.  

He has never threatened you, he hasn't shown anger toward you, he doesn't have past convictions of a violent nature, he has been cooperative, you have had a good relationship during the tenancy.

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When I have had to remove them I have had the full cooperation with Sec8.

The following is an itemization of the total amount due:Unpaid Rent $475.00Late Charges $47.50 TOTAL $522.50We highly value your tenancy and hope to gain your cooperation in paying your rent by the 5th of each month.

If she isn't communicating or cooperating, I would treat the lease as if it ended 11/30 per her notice, and disregard her "early move out credit."

If you're trying to avoid the costs of going to court, then I would inform the tenant that you need to start showing the unit immediately, and you will need his cooperation in full (within reason) for access to the unit.