Fortunately, I was in touch with all subs so  we changed where I took control of paying subs directly and paying In his presence and ultimately taking over general contracting and telling subs to finish the job and wait for payment till I get my draws from bank (blame it on bank).  

I would think the more common route is to have them sign a personal guarantee so they would be directly liable for unpaid monies even if their business folds. 

Kimble can you shoot me a direct message?

I hear bandit signs and other mailing marketing material is the best but where do I target?

Most issues can be solved by the tenant - that is the tenant meets the plumber directly to solve the leak issue, then the plumber bills you.

I think a mass mailing to commercial property managers and brokers in your target cities.... maybe buy the list from some associations...?  

View report *This link comes directly from our calculators, based on information input by the member who posted.Hi Everyone, I've been working on my analysis of properties including multi-family properties as I want to start with them over single family homes.

If you did not, you have nothing more than a personal loan to whomever or whatever you loaned the money to and no direct recourse to the property.If you did record a deed-of-trust, then your loan is secured by the property.

Is there anyone who has direct experience in doing this?

Currently I have some tenants that mail me checks (I am trying to phase this out) but some older folks are just more comfortable with what they know.