They asked to stay in the house and continue their lease, and I agreed, but they basically never moved back in, and bounced the next months rent check.I evicted them, but the eviction was served by mail, so we were not given an automatic judgment under Georgia law ( the tenant has to be personally served for an automatic judgment).Now I will have to take them to small claims court in order to collect the several thousands of dollars they owe me.Any suggestions on how to sue someone who is most likely staying on base, and thus not in my county but on Federal property?

This will be from our HELOC, needs updated but solid foundation, new roof, new AC and furnace.

Unfortunately this is a long distance rental so we broke rule #1 of being a landlord and depended on a 3rd party to provide us with updates on the property's condition.

I've even seen some stay on the market for 30 or so days before going into contract (I think something was up with that house).

**Update**Tenant is moving out this Saturday!!

I look forward to staying connected and getting to know you and @Mike Reynolds as well.

I've a tenant moving out within the next few days and have a General Inspector lined up and also need to have contractors come in and give us bids for rehab, my question is for out of state investors: How do you stay on top of/manage projects being done without your supervision? 

There seems to be stuff on the market down there in the 50-60K range that needs serious updating but otherwise seems to be more or less sound -- but I'm just looking through listings.

So I am staying my initial buy, fix, and rent with this one.

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