Even if the tenant walks in on the second day of the month and tells me they can't pay until the 13th, I remind them they will still be charged late fees and I will still start the eviction process on the 11th.My standards are in writing and equally applied on every tenant, every time. 

It's a common mistake to think you can remind them enough times that they'll suddenly grow a conscience and pay you everything they owe and apologize.Start the eviction process.

After a couple weeks with no 2nd appraisal we started to call her and we left messages on her voice mail. 

In my opinion, this is far more effective than texting, which often feels like a constant game of cat and mouse with phone carriers.The two best strategies I know are inbound methods: direct mail and Google Ads.Direct mail can be costly, but it can also lead to deeply discounted properties.Google Ads, on the other hand, doesn’t require data extraction like calls, direct mail, or texting.

then MLS feeds to all the SM sites and agents can filter through the responses or if it my own property like here in Oregon with our subdivisions I handle the first calls and then qualify them once done and appointment set hand it off to the closer ( my wife )  If I get a ton of E mail request for info I just tell them they need to come and look first.

Which direct mail marketing company do you recommend?

Kind of reminds me when I basically did the first escalation clauses in my contracts in Charleston SC when i was buying building lots..

That said, expect to deal with a fair amount of fluff leads.The two best strategies I’ve found are inbound methods: direct mail and Google Ads.Direct mail can be expensive, but it can also yield highly discounted properties.Google Ads, on the other hand, doesn’t require data extraction like calls, direct mail, or texting.

The post office has been at this location for 80 years and all of the residents need to pick up their mail from the Post Office, there is no delivery. 

You remind me of me running HoltonWise like 7 years ago.