And this seems to be effective. 

“Notes” are such a BIG field, that I’ve found it more efficient, effective and profitable to target specific “arena” of notes at different times in different economic environments.  

Welcome advice on cost-effective way to transfer money.

I let them run to the end of the year as m-t-m, then send a rent raise letter, usually for $25 or $50, on or about Nov 1, effective Jan 1. 

Unless otherwise stated in this Agreement, Tenant shall establish their own utility accounts, effective no later than the lease start date, pay all utility charges, and maintain accounts in good standing.

If cybercrime industry was a country in 2021, it would have been the world's third-largest economy after the U.S and China, totaling a 6 trillion USD in inflicted damages.

who covers maintenance and damage?

There are more effective ways to accomplish this.

If you only plan on owning 2-4 properties, then there's really no harm in self-funding them unless you know a better, safer way to make more than the going interest rate on that money (most investment mortgages right now are about 7%, maybe effectively 5.5-6% after taxes depending on your brackets and tax structure).

Or because they don't want to be the bad guy.With closing on Dec 4th the issue is that your 28 day notice will be effective Dec 31st and your tenant has until Jan 31st to vacate.