I never heard back from him regarding this matter.Sounds like you have clearly given your applicants a deadline as to when the signed lease and security deposit must be received by you. 

Most student are on a tight budget, do you have more problems with rent falling behind?

maybe".I use them for investing all the time, but under very special conditions...and within a very tight, inflexible window.The basic conditions is that they are:\1 - Business cards2 - Have 0% interest for at least 6 months (preferably 12)...this establishes that "inflexible window"3 - 0% interest must apply to new purchases AND transfers4 - Must have at least 1/2 of the available credit able to be used in a "cash advance".5 - Must be at least 3 different (preferably 4) cards.Process of use:1 - Use the Cash Advance from the cards to buy property (this is a "cash like substance")2 - Immediately transfer balance from the Cash Advance to one of the other cards thereby eliminating the high interest rate you have on cash advances.3 - Use the remaining balances on the cards to pay for the rehab, etc...

.-- Their explanation for the low expenses is that they keep tight control of the property, most of the units have been recently redone, and tenants pay electric, garbage, and water. -- Explanation for previous escrow not closing was that buyer did not meet experience guidelines to assume loan (this would be my big problem as well).

However, given the relatively tight rental market in the neighbourhood, it is not uncommon to fill a unit before it becomes vacant - which may result in back-2-back tenant-out / tenant-in turn-over with no vacancy (and no/minimal repairs or CAPEx re-investment).As a consequence, we have learned it is more informative to track turn-over as opposed to vacancy.

It's frustrating because we have never missed a payment, have about $1.7M in asset value, have about $7k per month in free cash flow, and everything is on the rise.I would like to hear from anyone who has advice about how to get out of this tight spot.

We have tight margins but buy class A properties where we are able to keep very tight control of the expenses, have little to no vacancies and self manage.Another great resource is to check out the signatures of those who comments you enjoy.

. :) I would not be surprised if someone took a risk for the enormous return, but buyer pool might be really tight.

We have tight margins but buy class A properties where we are able to keep very tight control of the expenses, have little to no vacancies and self manage.

I have given them a deadline to remove personal items by the end of this month, but I'm wondering how I can enforce the ones who tend to ignore my requests?