While I prefer the planning that can be done with 2-3 year leases, MTM tenants seem to forget they can move and stay even longer with no lease renewals to remind them another year has come and gone. 

If a tenant doesn't respond favorably to us reminding them of the terms of their rental agreement and asking them to comply, then we would proceed to serve a 10-day "Notice to Comply or Vacate", which is the appropriate document for this situation in our jurisdiction.

That's funny @Jay Hinrichs, reminds me of when I used to get calls asking for the bank manager in charge of REO's.

I have not broken the ice as far as going to a real estate meet up, but your response definitely helped remind me of that & the other tips!!

Thanks for the reminder @Michael Baum, post removed!

They can also write a letter on their letterhead reminding them that you can force "specific performance" and they would be responsible for all legal fees. 

You remind me of my own 5 children who are all successful entrepreneurs and never came home after going off to college.But as I've answered on other comments on this thread, at 70 and 64 yrs old respectively I'm not to keen on placing money in areas that require lots of busy work and hands on management. 

Of course it shouldn't be necessary to remind them but people get busy and frankly: estimates for jobs where the person does not yet even own the house are not always given top priority.  

You mention enclosing a garage, which reminds me of a property I recently looked at that did not have a garage at all.

Hi Chris:  thank you for sharing this situation and for the reminder about reasons for default beyond non-payment.