When are you using a hard money lender for a purchase, do you pay for the appraisal done first on the property or you put an offer and let the lender accept it before waste $500 on an appraisal? Anyone with experience...

I know the normal notice is 20 days if the house is being completely vacated, but what's the proper procedure for one tenant to depart while leaving the rental in the name of the remaining renter when there is a month to month agreement?

I thought I was making progress when I brought my Broker in to deal with him and it seems that he's BS'ing both of us.My question is what is the procedure for the new lender to force the release so that the loan can be reassigned?

In November they had the 1 b/r rented guy paid 1 months rent plus 1 and a half months security great I thought, now my contract required that the company got 10% management fee for all three units , again no problem ,Well Jan 15th was the last rent check I got from the 1 b/r unit and apparently the other two tenants were complaining to the management company about this tenant but never alerted me , The company began eviction procedures and after delay upon delay he left july 30th , 6 months with no rent from him plus I lost the other 2 tenants I advertised the apartments on my own and then recieved a letter from their lawyer telling me that I was under contract until November 1st and that any rents recieved would be subject to a 10% management fee.

Our EPA agency has went nuts over it recently with certain procedures and licensing and heavy fines If you do not comply.Carpet and paint and wall patch is cheap and easy as is lights and fixtures.

Even if you have no lease in place you can still use standard eviction procedures for your area.

How would this procedure work and would I really need a boiler for each unit?

While I did not learn a lot about investing per se, I learned some of the basic terminology and the basics about standard sale procedures.

Underwriting is different for Commercial and MF -- MF is Residential and little better.Problem is under $1 million -- few lenders will work on it-- so much refinancing coming up -- Management Fee ( 5 % ) and Reserves for Replacement ( 5 % ) is always deducted --standard procedure in MF and Commercial -- I am a Commercial Mortgage Broker --yes --if it is value added or needs rehab -- then we can look at Proforma Projections for three to five years --but then you get a Bridge loan OR const/ perm loan --rates are not 3.5 % --not even for SFR -- mostly for apartments 5 % to 7 % --except --in upper limits --$10 million up--its around 3.8 - 4.5 % -- for hotels ( my specialty ) --I quote 6 % -- 7 % fixed and 9 % to 12 % for bridge loan -- Sorry --I do not do in California --

Not hacker Harry who doesn't have protocol's and procedures in place when tenants don't pay rent.