I have a SFR in Austin, TX leased to a woman who is 60 years old and disabled.

seems like the harder one works the luckier one gets... and sometimes its just plain luckas a case study here is my Luckiest deal ever.bought home at trustee sale for 125k... drive up knock on door lady living in it had a mess in side 3 kids that were developmentally disabled house was bad...

Take their call seriously and do your routine walk around periodically as a usually landlord if you are managing the property yourself.

Thank you, Jeff.So, that's mean that there is no any out-of-the-box solutions for this routines, right?

There are ways to do this that make it seem "routine" and "just part of the procedure that must happen when people sign a lease with you."  

It's a credibility builder and a valuable part of my daily routine.

I know lots of investors that routinely buy at the foreclosure auctions, most successfully.

However, when in there recently I moved 1 piece of furniture and they were everywhere.In addition, his rent is routinely a few days past the 5-day grace period, with a complaint that the mail must be running slow (Even though his envelope is post-marked AFTER the grace period is over) He is trying to pay 1 month in advance, but every check he sends each month is anywhere from $10-60 short of covering the next month + the late fees.   

By making small changes to your daily routine, you will see positive impacts on your overall productivity.

The purpose of keeping the d properties is because most of my tenants are either on social Security or disability and have long longevity since they were inherited tenants.