She suddenly remembered wires that she had forgotten for her TV (she had 2x 5" holes cut out of the feature wall to hide her cables, without asking) so it was easier to have her reputable painter guy pop in and cover up the holes and remove her last items without me having to see her again.My fault for not just getting it done myself I suppose but she is the sort of tenant that uses Court Action in seemingly every sentence and was seen taking pictures of everything when she left and even took a picture of her notice taped to my front door so I was trying to minimize any court action by at least keeping her in the loop of all the damage so I could get her replies by text to use if she decided to challenge my return deposit amount.She did admit to the burns in the carpet (stupidly putting hot coals from the fire in a plastic home depot bucket) and argued that it wasn't cat urine but vomit as her cat had cancer (but obviously didn't think to clean them or have them professionally cleaned).  

I'll go ahead and PM you man.

It’s too bad your renters didn’t tell you when they received a certified letter saying the Hoa was trying to get ahold of you about a violation which I assume they would have as all fine notices I’ve received have come certified mail.

Lots of things could have happened.Make sure to have your PM send notices about damage, and excessive noise if there is a clause in your lease.

He also may be told that he should make those payments instead of her which is OK but the payment receiver might notice that the payment is from somebody else  and make their boss aware of that and he may enforce that clause of the full balance due clause. 

It took me eight months to get a prior tenant out, and he only left after the marshall's notice, I didn't recover a dime and it cost me over $6K in legal fees.

That is still a win, and then assuming that over time the rents will increase, you will still be ahead.

I know I am not the first person asking these questions, but here we go (and I apologize ahead of time if I'm not asking the smartest questions):-for anyone living in the Los Angeles area, does it make more sense to invest closer to home or out of estate?

After listening to Biggerpockets podcasts and blogs about the author and his new book on note investing, I went ahead and bought the whole package. 

Last week a sheriff showed up to the house according to neighbors but left no notice.