There are two distinctly different collection strategies you can pursue:1) Collections Company: there are several that ALL they do is pester the debtor for payment with calls, texts, emails, letters, etc.2) Collections Attorneys: they will get a money judgment for balance owed and then pursue garnishment as necessary - including garnishing any state tax refund (if the state allows).Both will take a percentage of what they collect.

But the cynical side of my brain knows the worst flippers out there will find a workaround for it and continue delivering low-quality flips to unsuspecting buyers. 

I was served a certified letter by one of the six tenants at a student rental house stating my lease was void because of violating  Wis.

Would this be a letter of intent or promissory note?

I deliver a first rate, top of market product and rarely do I see my properties sit longer than a few weeks. 

The letter they sent me said it would take 45 to 60 days to get access, which would have been horrible.As soon as I got access to the account I had a lot of home work to switch over all my accounts from my last bank.  

The only food I have delivered is pizza, and even that is rare.

Do you recommend doing a lease termination letter, just to have something in writing?

We found our forever home in the neighborhood we wanted by driving the entire neighborhood, adding the properties using DealMachine, and then sent them all handwritten greeting card letters stating that we're a new family looking to move into the neighborhood and if they had any interest in selling to please call us. 

This project demonstrated the power of smart improvements and teamwork, delivering a strong return on investment.