We, as the property management, have a one time late fee that we asses and then if they dont pay by the next month we can go ahead and serve them a 3 day notice to pay and then we have the option to start the eviction process if we feel we need to. 

Because we cap our unit count we offer a much more owner focused service and our clients love it. 

Hence the disclosure codes and statutes set in place to prevent such akward scenarios.Like the previous agent points out, even the buyers agent hearing and countering offers initially secretly on his own property - unbeknownst to client that agent is also principal - would not be scandalous in some agents eyes because before they accept the offer, they will 'counteroffer' their pokerface disclosure just like you've similarly witnessed firsthand.Keeps Dept of Real Estate busy issuing misdemeanors, suspensions and such from time to time after investigating details of iffy transactions all the time.

If your just going after the tenant then hire the local eviction service to serve him ASAP, no need to delay.

I'm working with a client who is looking for a home with an in-ground pool. 

@Paul F Russo I'm a bit surprised there was not a response to your post...this is a good topic...maybe better served on a different forum.

Friend of not, you're the client.

We pay for all of the utilities due to renting 11 out of the 12 units to a nonprofit organization in the area that places their clients and guarantees the rent payments.

Assuming you sent the non-renewal letters via Certified Mail, then that receipt serves as your record of delivery/notice (even if the tenant claims he never received it) The clock would be ticking from that date of delivery or attempted delivery.

If you provide Boots on the Ground service, would you mind sharing what you provide for your clients?