For better than 90% of the issues, this has addressed it & gotten the late rent + fees paid promptly (I have no grace period), for a folks that have a year of on time payment I offer a little leeway on the fees, for those that don't I either get paid on follow up or get a plan which they need to adhere to before jumping to the eviction process.  

Thanks for prompt replies.

Him and i agree to the job and he promptly “finishes” the job as he said he would and sends about a dozen pictures showing his work.

Prompt and timely responses to maintenance requests shows the tenant that not only you care about the units but you care about them.

That behavior is typically what prompts the beginning to the end.

Liability risk management for me involves an "onion layered" approach.Layer 1: Know the law, follow the law.Layer 2: Respond promptly and professionally to legitimate repair requests.Layer 3: Properties held in Limited Liability CompanyLayer 4: Carry adequate liability insurance. 

They'll learn who you are and they'll do your work promptly when you call.  

: What prompted your call?

If it’s a place where I do repeat vacations, like the Outer Banks, any issue that has ever risen, the good people at our “boots on the ground” real estate firm handle the issue promptly.

Thank you Guys for your prompt answers...I really appreciate your help and your warm welcome...I will keep you all posted on my new journey!!