Open house on the Cherry St property is scheduled for Sunday. Hoping to get some traffic through. I don't think it has been shown yet. Realtor's generally don't like open houses, but maybe we'll get lucky! This is probably a good time to give a shout-out to our realtor: John Chernesky from Remax (http://www.johnchernesky.com/). He definitely gets the job done for us.
Still taking electrical and HVAC bids on the 2nd Flipper (Village Lane). That seems to be coming together really really well. Hope to have it on the market by the first week in August.
Hubby starting looking for a third flipper today, but we really need to sell something before we can buy another. Hubby claims we can buy a third one but won't have enough money to fix it up - LOL. He is actually thinking about having a buddy of his invest in number 3 so we can continue moving forward.
Still haven't filled the empty apartment, and decided to at least report the $2100 we are owed from the eviction to the credit agencies. Weirdly the court system seems unable to help us (even though $1800 of it is an official judgement from a case). Hubby is going to look into it a bit more, but it doesn't look promising at all. It really stinks because we know where they work, but apparently we can't put any kind of lien on their paychecks. Hubby is sending a letter telling them to pay in 30 days, but they haven't paid in 6 months so I am obviously not very optimistic.
Showing posts with label collecting rent. Show all posts
Showing posts with label collecting rent. Show all posts
Wednesday, July 18, 2012
Sunday, July 15, 2012
Good news and bad news on rentals
Well, I was just getting ready to announce that we had 6 out of 6 apartments fully paid this month (1 is still empty but more on that later), when Hubby told me that one of our tenants had bounced a check. This is a very expensive problem for the tenant, because now they owe a $100 fine. $50 for the bounced check, and $50 because the rent will be late this month!
On the good news front the empty apartment is ready to go and Hubby has already started receiving calls for it, although he hasn't advertised at all yet! One tip that some might find useful, he give existing tenants a "finder's fee" of $50 if the apartment is eventually rented to someone they recommend.
No activity on the first flipper (Cherry Street) this weekend. We were hoping that it would get some showing because it is new to the market. Keeping our fingers crossed for a quick sale!
On the good news front the empty apartment is ready to go and Hubby has already started receiving calls for it, although he hasn't advertised at all yet! One tip that some might find useful, he give existing tenants a "finder's fee" of $50 if the apartment is eventually rented to someone they recommend.
No activity on the first flipper (Cherry Street) this weekend. We were hoping that it would get some showing because it is new to the market. Keeping our fingers crossed for a quick sale!
Friday, July 6, 2012
First Flipper Goes On Sale on Monday
I've been neglecting the blog lately - too much going on! - I will try to do better.
The first property hubby has renovated goes on the market on Monday. Quite a transformation (will try to upload pics tomorrow after it is fully cleaned). A lot more work that he originally anticipated, but we should still get a nice profit and certainly have the satisfaction of seeing the transformation before our very eyes!
Hubby has started work (well not personally, but the general contractor has started) on the new townhouse. Finally closed on that property a week ago. Working with the HUD was a major pain in the neck. We ended up closely a full two months after the original date, and the REALLY stupid part was that the listing indicated that they wanted to close in like 10 days! This property seems like it will require less. Contractor has already replaced the front door, fixed the sliding glass doors, removed a section of drywall that had mold behind it, and fixed the plumbing (the copper was stripped). We are deciding how much of a kitchen reno to do, and have to do the paint and carpet (as always!). Also need to replace the furnace and AC. Looking for a nice profit out of this one.
On the rental front, hubby reported that rent for 4.5 out of 7 properties is received for July! Planning to pick up one more payment tomorrow, and the second half from someone next Friday. FINALLY evicted the tenants who were months and months behind on the rent. That is now empty and clean. Hubby is confident he can have it rented by August 1st.
The first property hubby has renovated goes on the market on Monday. Quite a transformation (will try to upload pics tomorrow after it is fully cleaned). A lot more work that he originally anticipated, but we should still get a nice profit and certainly have the satisfaction of seeing the transformation before our very eyes!
Hubby has started work (well not personally, but the general contractor has started) on the new townhouse. Finally closed on that property a week ago. Working with the HUD was a major pain in the neck. We ended up closely a full two months after the original date, and the REALLY stupid part was that the listing indicated that they wanted to close in like 10 days! This property seems like it will require less. Contractor has already replaced the front door, fixed the sliding glass doors, removed a section of drywall that had mold behind it, and fixed the plumbing (the copper was stripped). We are deciding how much of a kitchen reno to do, and have to do the paint and carpet (as always!). Also need to replace the furnace and AC. Looking for a nice profit out of this one.
On the rental front, hubby reported that rent for 4.5 out of 7 properties is received for July! Planning to pick up one more payment tomorrow, and the second half from someone next Friday. FINALLY evicted the tenants who were months and months behind on the rent. That is now empty and clean. Hubby is confident he can have it rented by August 1st.
Wednesday, May 23, 2012
Wallpaper and wheel chair ramp
Hubby has been learning this week how hard a renovation can be. He has been removing wall paper all week and is finding it both frustrating and satisfying. They work 4 days per week. Hubby works 5 hours and the contractor/handyman is supposed to work 10 hours. Next week, because of the holiday, they will work Tues-Fri instead of Mon-Thurs. I am really excited to see the place. He managed to get the kitchen cost down to about $1300 (cabinets and countertops). Still need floor and appliances (and paint, of course, but that is relatively cheap). Closing on 2nd house is now scheduled for next Friday and can't come a moment too soon. Now that the weather is changing, you are overcome by the mold smell when you walk in there. Son still helping out whenever he can.
Tenant issues are not going so well. These guys are real con-men! Hubby wants to cut a deal with the guy we are trying to evict to just him out of there without the whole court thing. He is giving them a break on the court finding and keeping the deposit and then the guy asks to stay until June 15th! Apparently 5 months of free rent is not enough! Meanwhile the unit on the payment plan sent him a real nasty text message because they were offended about something he said while collecting the rent last week. With anyone else, they would have been out on the street. Some people just feel entitled to everything. Drives me crazy!
Tenant issues are not going so well. These guys are real con-men! Hubby wants to cut a deal with the guy we are trying to evict to just him out of there without the whole court thing. He is giving them a break on the court finding and keeping the deposit and then the guy asks to stay until June 15th! Apparently 5 months of free rent is not enough! Meanwhile the unit on the payment plan sent him a real nasty text message because they were offended about something he said while collecting the rent last week. With anyone else, they would have been out on the street. Some people just feel entitled to everything. Drives me crazy!
Tuesday, May 8, 2012
Court Case Results
So, after all the worrying, the tenant didn't even show up for court this morning. This usually means that we get an automatic judgement. The judge is going to figure out how Kae can manage to get the money we are owed (4 months rent! + court costs). It may involve attaching their paychecks. Of course, this doesn't mean that they are gone from the apartment. In 10 days we file for possession and if they are not gone within 10 days after that, we can change the locks and sell all of their stuff. This is a little scary. We've never actually thrown anyone out before. We really don't feel bad about the guy that we believe is causing all of the trouble, but he lives with his girlfriend and her teenage son, and that does bother me a little. We will have to see how it goes!
Closing on the house that we will be flipping today. Started getting organized for the yard sale, and met with our HVAC guy to get an estimate on the furnace, which will have to be replaced. Also found out that we won't actually be tied into the property for 90 days like we feared. It turns out the 90 clause is just for short sales, not for general sales or foreclosures. That is a big help because we are hoping to turn it around in about 60 days.
Closing on the house that we will be flipping today. Started getting organized for the yard sale, and met with our HVAC guy to get an estimate on the furnace, which will have to be replaced. Also found out that we won't actually be tied into the property for 90 days like we feared. It turns out the 90 clause is just for short sales, not for general sales or foreclosures. That is a big help because we are hoping to turn it around in about 60 days.
Thursday, May 3, 2012
Big Decision Made and Title Insurance Snafu
Well Hubby official gave notice to his full-time employers last week. We are in it with both feet now!
Still waiting on the closing for the townhouse I mentioned last time. Tonight we have to go bug the Association President at that development. Apparently there is a $2000 charge to the association that the seller (a government agency) is questioning and they won't sign off on the sale until the issue is resolved.
For a second property we are trying to buy, interestingly enough from our realtor, we ran into a problem with title insurance. For the realtor it is a true flipper, he bought it one week and planned to sell it to us the next week. The title insurance companies won't insure it, because they say that the realtor agreement with the bank that he purchased from had an unstated 90 day wait clause. The title insurance company won't take it for 90 days, but that doesn't fit Hubby's time table at all. We are trying to work out a deal with the realtor to have him self-insure the title for the one-week time that he owned the property. This involves lawyers on each side, so it is taking some time to resolve.
With some luck we will own two property next week!
Meanwhile the renter situation is looking a bit brighter. One of the tenants that is on a payment plan has been paying regularly. Sadly, the other one is being taken to court next week for eviction proceedings. Meanwhile Hubby is out at midnight trying to track down someone who still owes $50 for this month's rent!
Still waiting on the closing for the townhouse I mentioned last time. Tonight we have to go bug the Association President at that development. Apparently there is a $2000 charge to the association that the seller (a government agency) is questioning and they won't sign off on the sale until the issue is resolved.
For a second property we are trying to buy, interestingly enough from our realtor, we ran into a problem with title insurance. For the realtor it is a true flipper, he bought it one week and planned to sell it to us the next week. The title insurance companies won't insure it, because they say that the realtor agreement with the bank that he purchased from had an unstated 90 day wait clause. The title insurance company won't take it for 90 days, but that doesn't fit Hubby's time table at all. We are trying to work out a deal with the realtor to have him self-insure the title for the one-week time that he owned the property. This involves lawyers on each side, so it is taking some time to resolve.
With some luck we will own two property next week!
Meanwhile the renter situation is looking a bit brighter. One of the tenants that is on a payment plan has been paying regularly. Sadly, the other one is being taken to court next week for eviction proceedings. Meanwhile Hubby is out at midnight trying to track down someone who still owes $50 for this month's rent!
Friday, April 13, 2012
Hubby quitting work to invest full time in real estate!
Well, we learned a big lesson about flipping properties about a week ago (late on blogging because I was out of town for a family emergency). The second place we were trying to buy for 75K went to someone else. Here is how it all unfolded:
- Hubby got the bid in on Wed night. Bid 75K and had and inspection contingency.
- Handyman went over early Thurs morning and said the place looked great.
- Realtor called or emailed around 10:30 Thursday saying that the bank had to officially break a prior agreement.
- Hubby crazy busy at day job all day. Finally called realtor back on the drive home. Told him to drop the inspection contingency.
- Hubby thought about it some more and called realtor back and told him to offer full price.
- Learned first thing on Friday morning that the place went to someone else. Someone offered full price with no contingencies on Thursday afternoon.
This was a real bummer because if Hubby had been working full-time on flipping he could have reacted sooner and we would have had the place. Essentially a potential missed opportunity for an easy 30K. Bottom line, when something hot comes up, investors are all over it very quickly and we need to be able to react quickly and aggressively. Giving the banks full price with no contingencies, whenever possible, is the way to go! Obviously we don't want to lose money, but sometime you have to take a bit of a risk.
Hubby decided that the time was right to bite the bullet and leave his full time job. He is away right now but plans to quit as soon as he returns.
Hubby also negotiated a weekly salary of $1250 with the handyman (we will buy all materials and hubby will work with him for half days, at least). We feel this is reasonable ($250 per day), especially because we won't necessarily be able to keep him employed non-stop. I think it is a little high, but we'll see how it works out. As long as we can make money, it won't matter too much.
On the rentals front, 5 out of 7 have paid for April (except one that owes $50, but we are pretty close anyway on those 5). Another unit is on a payment plan of $350 per week until they get caught up and the first two payments have been received with no problem. The 7th is not looking so good. They were on a payment plan, but blew it. They were supposed to pay $700 while we were gone (they called to tell US that this money was coming) but when my son showed up to collect, only $300 was forthcoming (and this was after my son had to drive him to the ATM). They have to pay all past and current rent, late penalties, check bouncing penalties, and legal fees by April 23rd or we will take them to court to start eviction proceedings.
- Hubby got the bid in on Wed night. Bid 75K and had and inspection contingency.
- Handyman went over early Thurs morning and said the place looked great.
- Realtor called or emailed around 10:30 Thursday saying that the bank had to officially break a prior agreement.
- Hubby crazy busy at day job all day. Finally called realtor back on the drive home. Told him to drop the inspection contingency.
- Hubby thought about it some more and called realtor back and told him to offer full price.
- Learned first thing on Friday morning that the place went to someone else. Someone offered full price with no contingencies on Thursday afternoon.
This was a real bummer because if Hubby had been working full-time on flipping he could have reacted sooner and we would have had the place. Essentially a potential missed opportunity for an easy 30K. Bottom line, when something hot comes up, investors are all over it very quickly and we need to be able to react quickly and aggressively. Giving the banks full price with no contingencies, whenever possible, is the way to go! Obviously we don't want to lose money, but sometime you have to take a bit of a risk.
Hubby decided that the time was right to bite the bullet and leave his full time job. He is away right now but plans to quit as soon as he returns.
Hubby also negotiated a weekly salary of $1250 with the handyman (we will buy all materials and hubby will work with him for half days, at least). We feel this is reasonable ($250 per day), especially because we won't necessarily be able to keep him employed non-stop. I think it is a little high, but we'll see how it works out. As long as we can make money, it won't matter too much.
On the rentals front, 5 out of 7 have paid for April (except one that owes $50, but we are pretty close anyway on those 5). Another unit is on a payment plan of $350 per week until they get caught up and the first two payments have been received with no problem. The 7th is not looking so good. They were on a payment plan, but blew it. They were supposed to pay $700 while we were gone (they called to tell US that this money was coming) but when my son showed up to collect, only $300 was forthcoming (and this was after my son had to drive him to the ATM). They have to pay all past and current rent, late penalties, check bouncing penalties, and legal fees by April 23rd or we will take them to court to start eviction proceedings.
Wednesday, April 4, 2012
Yet another purchase
Hubby found a great deal on a house from an online service that sends him emails daily (I think his realtor set this up). It is very close and was listed for $79,000. He asked me to go look at the property because he was going to be very busy. The usual realtor wasn't available, so another member of his "team" met us there (hubby ended up leaving work early to see the place). It is in really great shape, and in a really nice area. Lots of cosmetic stuff, and the mechanicals need to be replaced (furnace, hot water heater, etc.). Our HVAC guy came over to see it later and said he could easily install central air (it is a rancher and the floor of the main level is exposed in the basement). Central air will instantly add $10,000 in value. There is some dispute about how much it will sell for when finished. I think it could go for nearly $150,000. The realtor said the absolute lowest was probably $125,000.
Hubby bid $75,000. The listing was weird. It was originally listed for 75, but then taken on the market and relisted at $79,000. They want a cash deal, and a very quick closing date. We may end up closing on both properties in one day! Luckily both will be pretty quick turn-arounds and hubby can quit his job for good to keep the business running (that was our goal all along).
Not much happening on the rental front. One severely behind unit is now on a $350 per week payment plan from now to the end of May to catch up. I am doubtful. The other unit that is majorly in arrears had a 2nd eviction notice posted last week. They will probably be out by the end of April. Early in the month, we have rents from 4 out of 7 units. A fifth unit and the first $350 payment are supposed to be collected on Friday. Keeping my fingers crossed!
Hubby bid $75,000. The listing was weird. It was originally listed for 75, but then taken on the market and relisted at $79,000. They want a cash deal, and a very quick closing date. We may end up closing on both properties in one day! Luckily both will be pretty quick turn-arounds and hubby can quit his job for good to keep the business running (that was our goal all along).
Not much happening on the rental front. One severely behind unit is now on a $350 per week payment plan from now to the end of May to catch up. I am doubtful. The other unit that is majorly in arrears had a 2nd eviction notice posted last week. They will probably be out by the end of April. Early in the month, we have rents from 4 out of 7 units. A fifth unit and the first $350 payment are supposed to be collected on Friday. Keeping my fingers crossed!
Saturday, March 24, 2012
Tenants and Maintenance
Hubby spent all afternoon reinstalling a cabinet in one of the units. I am convinced that the tenants were rough with it, but no way to be sure. The guy who owned the place before us was fixing it up himself and the cabinet was clearly not anchored properly. Hubby said it looks a little crooked now, but is at least usable.
The thing that frustrated me is that this unit is one of the no pay/slow payers. At least one of the adults now apparently has a job and promised his whole paycheck next Friday toward the rent we will see!
Hubby went to the courthouse to take next steps against the unit that violated their payment plan. Some towns have really helpful people working at the courthouse and they help step us through the eviction process. Unfortunately, this is not one of those situations. Ended up making an appointment with the judge for Monday and hiring a lawyer friend of ours to make sure that we have done everything legally so far. Very annoying.
On the flipping front, it appears like we will definitely get one of the places that we bid on, in spite of a paperwork snafu this week. The other bid has been put "on hold" by the bank that owns the property (whatever that means). We were only a couple of thousand dollars apart on that one so it seems like we should be able to work something out. Our realtor insists that "on hold" in a good thing!
The thing that frustrated me is that this unit is one of the no pay/slow payers. At least one of the adults now apparently has a job and promised his whole paycheck next Friday toward the rent we will see!
Hubby went to the courthouse to take next steps against the unit that violated their payment plan. Some towns have really helpful people working at the courthouse and they help step us through the eviction process. Unfortunately, this is not one of those situations. Ended up making an appointment with the judge for Monday and hiring a lawyer friend of ours to make sure that we have done everything legally so far. Very annoying.
On the flipping front, it appears like we will definitely get one of the places that we bid on, in spite of a paperwork snafu this week. The other bid has been put "on hold" by the bank that owns the property (whatever that means). We were only a couple of thousand dollars apart on that one so it seems like we should be able to work something out. Our realtor insists that "on hold" in a good thing!
Thursday, March 22, 2012
Latest updates
Wow - I was away for a week and a lot happened! Hubby put bids in on two places. One is the townhouse near us that he was blocked from bidding on and they accepted his bid right away! Woo Hoo! Flipping house number 2 in in the works. Very excited but working with the banks is frustrating. They wanted everything submitted thru a website, but once they accepted they wanted original documentation fedex'ed right away. Of course, Hubby did that, and, of course, no word from the bank since!!!
The second bid went in for a condo near one of the rentals we own. Listed for $57K, he originally bid $49 and is in negotiations. Says the highest he can go is $52 and still make what he considers to be the min profit. The place is really dirty and needs paint (I haven't seen it, but that is what he says). $10K max. After all that it should sell for something in the high $80s, giving at least a $10K profit once you consider closing costs on both ends. Feels like things are moving now!
Still dealing with frustrations from tenants in 2 apartments. One group has not paid the rent in 2 months. They claim that a tax refund is due on April 3rd (was originally March 26th). On top of all of that, these people are constantly complaining about something with the apartment. Today it was a cabinet that is loose. As far as I'm concerned they have no cause for complaint given all the leeway that Hubby has given them!
Another group of tenants is on a payment plan, but already falling behind. The excuses are amazing: can get rides, paycheck eaten up by child support, etc etc. They are always running around, but never have money for the rent! Luckily we have 5 good, reliable, tenants because these two units would spoil him on the idea of landlording forever (at least they would for me - he has more patience!). Going to court tomorrow to start eviction for these folks!
The second bid went in for a condo near one of the rentals we own. Listed for $57K, he originally bid $49 and is in negotiations. Says the highest he can go is $52 and still make what he considers to be the min profit. The place is really dirty and needs paint (I haven't seen it, but that is what he says). $10K max. After all that it should sell for something in the high $80s, giving at least a $10K profit once you consider closing costs on both ends. Feels like things are moving now!
Still dealing with frustrations from tenants in 2 apartments. One group has not paid the rent in 2 months. They claim that a tax refund is due on April 3rd (was originally March 26th). On top of all of that, these people are constantly complaining about something with the apartment. Today it was a cabinet that is loose. As far as I'm concerned they have no cause for complaint given all the leeway that Hubby has given them!
Another group of tenants is on a payment plan, but already falling behind. The excuses are amazing: can get rides, paycheck eaten up by child support, etc etc. They are always running around, but never have money for the rent! Luckily we have 5 good, reliable, tenants because these two units would spoil him on the idea of landlording forever (at least they would for me - he has more patience!). Going to court tomorrow to start eviction for these folks!
Tuesday, February 7, 2012
Eviction time and mold problems
Came home today to learn that we have mold issues in one building, and that is going to cost us $2000. Can't mess around with mold however, so we have our handy man working on it already. The rents in this place are really low and the tenants are just not used to a landlord that really fixes things when they break. We continue to hope that they will take this as a good reason to work hard to stay up with their rents. One guy was actually waiting at the apartment at the appointed time on Sat to pay his rent! Says he is trying to save up for a house and that is why they want to live as cheaply as possible now. What a perfect tenant!!!
On the bad news front, another apartment is already 2.5 months behind and it doesn't look real promising. We were supposedly waiting for their tax refund, but they are now ducking calls, etc. Looks like a trip to the courthouse is in order. What a weird process that is. Hubby has to go to courthouse and pay something. A hearing date will be set and the tenants will be served notice. At the hearing, they judge will usually give the tenants another 10 days to pay in full everything they owe. Last time it all worked out (not in 10 days, but over the course of a few months). Let's hope this time it does too. The sad part is that most of these people are really really nice. They just cannot get their lives together.
On the bad news front, another apartment is already 2.5 months behind and it doesn't look real promising. We were supposedly waiting for their tax refund, but they are now ducking calls, etc. Looks like a trip to the courthouse is in order. What a weird process that is. Hubby has to go to courthouse and pay something. A hearing date will be set and the tenants will be served notice. At the hearing, they judge will usually give the tenants another 10 days to pay in full everything they owe. Last time it all worked out (not in 10 days, but over the course of a few months). Let's hope this time it does too. The sad part is that most of these people are really really nice. They just cannot get their lives together.
Monday, January 30, 2012
New tenant already
Hubby met with the brother who was cleaning out apartment with the cats. Says it looks pretty good, and he thinks he already has a tenant for it. An older gentleman who works part-time and gets social security. Some interesting finagling here to make this work. He gives tenants a referral bonus of $50 if the person they refer actually works out (is approved and takes the apartment). One of our longer-term tenants will probably get a referral for this one. The other thing he does is that he works with people on the security deposit. The rent for this place is $500, and the security deposit is $700. The guy will pay $800 to move in and then an additional $100 per month toward the security deposit until it is all paid up. By working with the guy, he'll get someone into the apartment right away (and the guy seems real nice), instead of having it sit empty for a month (lost rent). We'll keep the deposit from the place to cover Jan rent (and will use the extra $200 to give to the brother for cleaning). NO LOST RENT AT ALL - Sweet!
Got tax refund money from one tenant! He is now all caught up until the end of Jan (oops that's tomorrow - lol!). We'll see what happens in Feb! Still waiting for money from the second group that was waiting for their refunds.
Got tax refund money from one tenant! He is now all caught up until the end of Jan (oops that's tomorrow - lol!). We'll see what happens in Feb! Still waiting for money from the second group that was waiting for their refunds.
Tuesday, January 24, 2012
A new lease agreement
One of the funniest things that we run into over and over again is people who claim that "their paycheck is messed up" and, of course, "they said not to cash it or they said it will be fixed in the next pay period." Once such instance just occurred. This tenant owes us a few hundred dollars in past rent and the lease on the apartment is due for renewal. Hubby had to write an extra $50 payment into lease for the next few months of rent in order to get the situation caught up. The tenant was extremely grateful. Sometimes you have to work with them to keep a tenant who is reasonably good, but gets a little behind. This family keeps the place really really nice and clean. Well worth trying to keep them in the apartment rather than having it go empty for a month or two!
If you are wondering about the cats, the brother is still feeding and taking care of them. No homes have been found yet, they may end up at the SPCA. This sort of thing bothers me a lot, but there is nothing we can do about it. Both the tenants of this place are in jail and not likely to be released for some time. The brother got them to sign a paper relinquishing the lease and letting him clean out the place. Much faster and easier than an eviction proceeding!
If you are wondering about the cats, the brother is still feeding and taking care of them. No homes have been found yet, they may end up at the SPCA. This sort of thing bothers me a lot, but there is nothing we can do about it. Both the tenants of this place are in jail and not likely to be released for some time. The brother got them to sign a paper relinquishing the lease and letting him clean out the place. Much faster and easier than an eviction proceeding!
Friday, January 20, 2012
PayDay!
While eating dinner last night Hubby mentioned that he had texted one of his tenants who owes him some past rent money. She never replied. I asked why he had decided to text her on a random Thursday. He said "she got paid today". LOL. Now we are keeping track of paydays for everyone! But, truthfully, it helps. Some of our tenants have very very poor money management skills. Staying on top of these things allows him to collect the rents, and also "trains" (a terrible word, I know) the tenants to pay their obligations first, before they blow the money on crazy things. Several of his tenants have started out with this type of bad habit, and have, after months or years, actually learned how to manage their money properly. They've improved their credit, and gotten better jobs. Of course, then they sometimes move out - LOL!
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