Now as for our buyers we always collect at least one thousand dollars as a earnest money deposit that has to be delivered in certified funds to our title company.

Almost all of our units have kitchens on the first floor, so we've delivered those stoves ourselves, but paid for delivery for everything else.

How are they delivered?

If the tenant then refuses I would write a letter as follows (have it delivered certified so they have to sign for it):Date/Time:__________"Dear tenant,Unfortunately for both of us there has been unexpected damages to your rental unit during construction being done in the upper apartment.

We know it's required to use a process server to deliver notices to tenants.

When we started asking them about certain things getting done they would always over promise and under deliver.

When I have a tenant I am uncomfortable delivering the notices to, I use my process server that serves our evictions. 

Stand at the front desk and demand to be seen NOW, do not accept any excuses.Once you get in demand your lawyer write a letter insisting for immediate return of funds and demand that he/she personally delivers it to the seller and then stand there until the seller signs.

> Identify raw land > hire contractors to build > get plans, deliver to the lender (me), and get approved> the loan gets approved and you close escrow.

My rentals are delivered pest-free when the tenant moves in and the Tenant is responsible for keeping them that way.