Texas is probably the most landlord friendly place in the universe. If a tenant fails to pay, the landlord can simply lock them out without going to court. (I think) and can retain the tenant's property in lieu of back rent.

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1977 300d 70k--sold 08
1985 300TD 185k+
1984 307d 126k--sold 8/03
1985 409d 65k--sold 06
1984 300SD 315k--daughter's car
1979 300SD 122k--sold 2/11
1999 Fuso FG Expedition Camper
1993 GMC Sierra 6.5 TD 4x4
1982 Bluebird Wanderlodge CAT 3208--Sold 2/13

where in southern california? (i manage a 16 unit bldg in los angeles - there's rent stabilization ordinances on all pre 1978 properties, but in ten years i've only had one " problem child". of course, apt houses with on-site mgrs is a different thing than a single-family, but we manage to weed out an incredible amount of losers just through credit reports and internet searches. and it is legal to ask for a larger security deposit, which we have done on certain occasions. on the other hand, entering and inspecting, while legal with 24 hr notice, is not really a fave of the tenants. have you considered enlisting the neighbors as "reporters"? just to give you advance warning of impending breakdowns? there's got to someone in the neighborhood who cares about his 'hood?)

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"The law, in its majestic equality, forbids the rich as well as the poor to sleep under bridges, to beg in the streets, and to steal bread."

My comments were not about "payment".

I know of cases here where it's taken longer than you might imagine to evict a $$$-tardy tenant.

My closing comment is simply this.

Property under professional mgt(and I use that term loosely) will more often than not - lean towards the "rights of the tenant".

Been there.

Adios.

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Mike Murrell
1991 300-SEL - Model 126
M103 - SOHC
"Fräulein"

Why can't every state have such amazing laws?

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1999 SL500
1969 280SE
2023 Ram 1500
2007 Tiara 3200

I might add:
Good luck evicting tenents with children in winter
Good luck trying to get somebody out around Christmas.

rather than a walk through inspection as such, you can also offer them something like regular free furnace filter changes or vent cleaning or something. for a pittance you know things are changed in a timely manner and you get a chance to do a cursory inspection of the home.

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1982 300CD Turbo (Otis, "ups & downs") parts for sale
2003 TJ with Hemi (to go anywhere, quickly) sold
2001 Excursion Powerstroke (to go dependably)
1970 Mustang 428SCJ (to go fast)
1962 Corvette LS1 (to go in style)
2001 Schwinn Grape Krate 10spd (if all else fails)

All the places I've rented have had 24 hour notice time before the landlord came through. The one landlord of the party house was kind of an idiot and didn't let us know when he'd be bringing possible buyers and new tenants through...no wonder he couldn't sell it, the place was always a massive mess since he didn't warn us. All my other landlords have given notice and have come by to fix stuff and/or replace the HEPA filters and stuff. I'm now living with my landlord/friend so thats a different situation.

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TC
Current stable:
- 2004 Mazda RALLYWANKEL
- 2007 Saturn sky redline
- 2004 Explorer...under surgery.

Past: 135i, GTI, 300E, 300SD, 300SD, Stealth

We just purchased our first rental property and we should have the keys in hand by the end of the week. Will start looking for renters in August. Still debating whether to use a property manager.

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CENSORED due to not family friendly words

From the looks of your avatar, I bet you are living with Kramer.

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For the Saved, this world is the worst it will ever get.
For the unSaved, this world is the best it will ever get.

Clk's Ebay Stuff BUY SOMETHING NOW!!!

I have a couple of buildings in which I've got the eyes and ears of long term tenants who inform me of every little thing. Sometimes its actually annoying - but email makes it tolerable. But I've been able to stay on top of bad tenants before they got out of hand. I bribe my good tenants with upgrades - a new stove here, some carpeting there, cheap stuff for what value they bring. One gal has been a tenant for seven years and I've painted her bedroom and bathroom 3 times, color of her choice, and she loves it.

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DS
2010 CL550 - Heaven help me but it's beautiful
87 300D a labor of love
11 GLK 350 So far, so good
08 E350 4matic, Love it.
99 E320 too rusted, sold
87 260E Donated to Newgate School
www.Newgateschool.org - check it out.
12 Ford Escape, sold, forgotten
87 300D, sold, what a mistake
06 Passat 2.0T, PITA, sold

Las Vegas NV

Why are you trusting the property manager to screen them? They obviously didn't do a good job. You need to get a copy of the lease application/credit reports etc and do you own digging.

Kerry has some good advice. Make sure the landlord references are good. I've had people give me fake landlord with fake rent amounts. 'Oh I pay $1000 a month and have no problems'. Talk to the real landlord. No they only pay $800 and are 2 months behind.

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85' 300D

There's really no reason to debate if you are in a position to do it yourself. It's a no-brainer, particularly with your first property. You want to learn the business from scratch.

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1977 300d 70k--sold 08
1985 300TD 185k+
1984 307d 126k--sold 8/03
1985 409d 65k--sold 06
1984 300SD 315k--daughter's car
1979 300SD 122k--sold 2/11
1999 Fuso FG Expedition Camper
1993 GMC Sierra 6.5 TD 4x4
1982 Bluebird Wanderlodge CAT 3208--Sold 2/13

Lots of good sound ideas here. I'm going to have a long talk with the "PM"s once we get down there. Photos have confirmed people can be dirtier than most animals.

From the responses you've all provided, it looks like many property managers have earned the reputations shown here, for good or for bad. Unfortunately, mostly for the bad side.

We have a couple of heavy weekends ahead making this right, fortunately I've got boots on the ground down there that may kick in and help remedy the damages with a little $.

For those of you just beginning this experience, please take this to heart and understand the risks involved.

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Nate Stanley
(Currently Benzless)
1985 F-250 6.9l 170K
2009 SCION XB 36.5K
2003 LS430 78K
2012 Kubota B 2320