We had an applicant recently who checked every box on paper.

Income was solid.

Credit looked fine.

Rental history was clean.

But throughout the application process they kept changing details, missing appointments and taking days to respond.

Nothing serious enough to deny them outright, but enough to make me wonder what they'd be like after move-in.

Do you ever trust your experience over the paperwork, or do you stick strictly to your screening criteria?

Hi I found my new tenant on my own without a realtor representing me. However I want to use the Texas Association of REALTOR's residential lease --- I saw that only licensed realtors can use it, and I hired an agent just to fill in the lease (no representation beyond drafting the lease, therefore she did not fill out here broker and license information in the lease)

However there is another clause in the lease that says:


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****G. Copyright: If an active REALTOR® member of Texas REALTORS® does not negotiate this lease as a party or for one of the parties, with or without assistance by an active member of the State Bar of Texas, this lease is voidable at will by Tenant. ****


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I am confused what this means. Will my lease be void because the realtor I hired did not "negotiate" for me?

Hi reddit, I have a weird situation currently going on I desperately need input on. I fell in love with this historic home for rent in my city. The two women living there posted it on facebook marketplace to sublet and I was just blown away! It's everything I want in a house and next to all the apartments I've seen its my favorite.

After I saw the house I reached out to their landlord to talk about me taking over the property and signing on a new lease. She was super responsive for the first 2 weeks then ghosted me once we got to the point of talking about a lease. This was in May, my lease was up in August which I would be signing for. I gave up on my dream place and started looking elsewhere with little luck.

In a turn of events, just last week I heard from the current tenants. They were asking for an update! I explained the situation, and they poked the landlord to reach out to me.

After reaching out, she almost immediately sent a lease. The problem is, the lease is for August and I've already pushed out my current apartments lease to September. When I brought this up she said to just cross out the August date for September. Would this invalidate the lease?

TDLR: is a lease I alter with the permission of the landlord still valid?

Also, is it crazy to move here with all the bad vides happening??

Not talking about someone who completely messes up a job.

I'm talking about the contractor who's just... okay.

Shows up late occasionally.

Communication isn't great.

Work is acceptable.

Pricing is fair.

At what point do you decide it's worth finding someone new instead of sticking with what's familiar?

I'm 22 and have been working full-time for a little over a year now. I've managed to save a decent amount because I still live at home, and instead of upgrading my car or spending it on random stuff, I've become kind of obsessed with the idea of buying a rental property

The problem is the more I research, the more I realize how little I actually know 😭

One thing I've been looking into is buying in a cheaper market instead of where I live because there's no chance I can afford anything local anytime soon. I keep seeing people talk about investing out of state with a property manager & it sounds doable. But then how do i even trust someone to manage a property i can't personally be there to check

I've also been reading about DSCR loans because everyone online makes them sound like the holy grail for rental properties, but I can't tell if that's actually true or if the finance bros on YouTube are leaving out all the downsides

My rough plan was to buy something small that cash flows, let the rent cover most of the expenses, and just keep repeating that over time instead of trying to flip houses or get rich overnight. It sounds simple in my head, which probably means I'm missing something important

Please humble me, I don't mind😅

Anyone have any advice for negotiating rent? We love our neighbors and community we have helped drive elderly neighbors to appointments and some neighbors got us involved with local neighborhood clean ups so we would love to stay...Current apartment is ideal, but when they sent our renewal offer we thought it would be based on how we were as tenants and it would be less... However it was increased, which I get things are getting more expensive. We decided our actual apartment wasn't worth it and looked at other places in the area. We saw that the apartment was listed a day after declining the offer for $50 more than our renewal back then for new tenants. We're 3 weeks out from moving and saw our current apartments now listed for $450 less than our renewal offer for new tenants. We have never been late on rent or had any issues living here. We're quiet, calm and helpful tenants and have even helped the office with their events. The only thing we can think of was that it was just the max 8% rental increase they can legally do. We would love to stay but have never tried negotiating our rent or even know if they would offer us that rate. We would have been happy to just continue paying what we were renting but when we asked what made it go up they said that was market rate for apartment now... However, considering no one has applied/ qualified since then they have lowered it significantly which makes us weary of the leasing office.

My cousin decided she wants to get a job in Pittsburgh and now wants to room together for a bit till she starts grad school. I currently have a lease with for a 1 bedroom. Love my apartment and I can have my cousin couch surf for a bit. But I was wondering if it’s worth trying to get out of my lease so we can get a 2bed somewhere else, if I should look to get someone to take over, or if I should reach out to my landlord and see if they have any more rental properties that I can somehow switch my lease to a 2bd. I need guidance please and thank you <3

Hey Landlords, I am not a landlord, just looking for advice from landlords! So basically my business (a small warehouse) is located on a short street with 5-6 apartments/single family homes. It’s not yellow best area, however everyone has been super kind and welcoming for the past 3 years we’ve been here….EXCEPT one nasty lady who rents a house with her husband and basketball team of children.

I had just arrived one day and I was walking my dogs around my property before I went inside and this lady pulled up to me in her car, rolled down her window and screamed “disgusting wh*re” at me. Mind you , I don’t know her. I brushed that off.

Today, this morning, I was walking one of my dogs down the street (across the street from her house). she starts screaming and hollering how it’s rude and nasty and disrespectful for people to be walking their dogs where her children play (mind you it’s the opposite side of the street and they don’t own it). I blew it off. On the way back, still on the other side of the street because I’m not going near her house, she starts screaming that again that’s it’s gross and disrespectful (at this point my dog stopped to sniff a weed). I could hear her calling someone and she said “hey Jim I just want to let you know PEOPLE are going on your property and p*ssing and sh*tting, I know disrespectful right” she 1) didn’t mention the dogs 2) were walking down the street 3) we always clean up after ourselves. Someone right after with 2 other dogs was also harassed by her right after this.

This woman is significantly larger than I am and seems like she’s looking for a fight. I don’t necessarily want to get the police involved at the point, and there seems to be no talking to her. My question for all the landlords out there is if this was your tenant, would you like someone to make you aware that they are harassing the entire street? Thank you! :)

I've reached the point where spreadsheets, calendar reminders and folders full of PDFs aren't cutting it anymore.

I've looked at a few property management platforms, but every demo makes them look like they solve everything. Then I read reviews and people always mention things they wish they knew before switching.

I'm not looking for a feature list or sales pitch.

I'm more interested in hearing from people who've been using the same software for a year or more.

What are you using now?

What made you stick with it instead of switching again?

And if you had to start over today, would you choose the same platform?

We own a duplex in the country (Western Quebec) and live in one of the two flats. Marketplace got us several inquiries at first (end of June) but that's petered out. We've advertised on Kijiji, Craigslist and the local paper. We're only 35 km from Gatineau/Ottawa.

Any suggestions?

I've got a unit that's been sitting longer than I expected.
Price is in line with similar rentals nearby, and I don't think the property itself is the issue. It just feels like the listing has gone stale.
What do you usually change first in cases like this?
I've noticed sometimes a small update seems to generate a new wave of inquiries, but I'm not sure if that's coincidence or how the listing sites work.

I'm not planning on hold over after lease is over, but things happen in life and I find this absurd.

I'm at the point where I'm seriously considering putting smart locks on all my rentals.
The biggest reason isn't security. It's convenience.

Like being able to give a contractor a code for two hours instead of meeting them or changing access after a tenant moves out without rekeying. Or even not worrying about lost keys or copies that never got returned.

It almost sounds too good, which makes me think I'm missing something.

If you've used smart locks long term, what's been your experience? Any brands you'd avoid or anything you wish you'd known before installing them?

What site do you use for your profits and expenses?

i just bought my first duplex and need to get a fridge and a stove for the upstairs unit before the tenants move in next month. i really want to find the best appliances for rental properties that are super durable but also cheap enough that i won't lose sleep if they get dinged up.

where do you landlords usually buy your appliances from to get the best deals? i was thinking about looking at best buy since i heard they sometimes have good package sales or open box stuff but i wanted to see if anyone has better suggestions for durable brands.

We recently started reviewing expenses property by property instead of just looking at the overall portfolio.

One building looked profitable on paper until we realized it was eating up far more time and money than the others.

Made me realize it's easy to hide underperforming properties inside a larger portfolio.

Does anyone else review assets individually on a regular basis?

Hi all reading I’m in a pickle and need help I don’t know who to ask.

So currently I’m living in a house and would like to move but Landlord says I’m on a year lease but all I ever signed was a AZ rental Application that never specified lease duration. I never even signed a Lease agreement. This is a family friend that probably did a verbal agreement that I don’t remember.

Can I just give him a 30 day notice and leave when the time comes?? Or can I legally get into trouble. I live in Arizona.

hi I am a landlord in TX and have a applicant that I approved to rent my house. We have not signed a lease yet, but I feel there have been a few demands and changes to the lease prior to signing. I am ok with accepting most of these requests (most seem reasonable) but my main concern is that they might be high maintenance after they move in?

Are their requests fair or am I over reacting to what they need?

However I believe if they are this particular, they could be good clean tenants maybe …

[also i want to add -- rent is $3500/month -- which makes it harder to find qualified applicants, and I think they feel entitled they can make more demands..]

-1. they requested for me (LL) to mow the lawn which I agreed — in the lease amendments they asked for more (weeding, shrub trimming etc)

-2. They asked for me to install water softener for them (luckily I already have one). Then they asked for servicing before move in

-3. they asked to do another walk through before they move in to make sure the place is clean to their standards

-4. Here are the lease amendments (standard Texas Realtors Lease) they asked for:

**\[Requested Amendments to Standard Clauses\]**

**1. Late Fees (Paragraph 4.E)**

**Proposed Amendment:** If rent is not received by the 3rd of each month at 11:59 PM, Tenant shall pay an initial late charge of $50.00, plus an additional daily late charge of $10.00 thereafter until paid in full. The maximum cumulative late fee per month shall not exceed 5% of the monthly rent ($175.00).

**2. Notice of Termination (Paragraph 5.A)**

**Proposed Amendment:** The lease automatically renews on a month-to-month basis unless either party provides written notice of termination at least 30 days before the Expiration Date.

**3. Animal Restrictions (Paragraph 6.B)**

**Proposed Amendment:** If an unauthorized animal is found, Landlord must provide Tenant with a 3-day written notice to cure (remove the animal). Penalties (initial charge of $100.00 and $10.00 per day thereafter) shall only be assessed if the violation is not cured within the 3-day period.

1. Yard Maintenance (Paragraph 14.B)**

**Proposed Amendment / Overriding Clause:** Landlord shall be solely responsible for mowing the yard at Landlord's expense. Tenant's yard responsibility is limited to routine watering using the functional sprinkler system provided by Landlord. Tenant shall NOT be held liable for any deterioration, damage, or death of the lawn and landscaping resulting from municipal water restrictions, extreme weather/heat, undetected leaks, or irrigation system malfunctions. Weed control, fertilization, and tree/shrub trimming shall be performed at Landlord's sole expense.

**5. Access & Trip Charges (Paragraph 11.B & C)**

**Proposed Amendment:** Except for emergencies, Landlord must provide at least 24 hours prior written notice and obtain Tenant's consent before entering the Property. No trip charges shall be assessed if access is denied for any unannounced or uncoordinated visits.

**6. Holdover Rent (Paragraph 19)**

**Proposed Amendment:** Rent for any holdover period shall be limited to one and a half (1.5) times the daily rate of the monthly rent. If the delay is caused by force majeure or unavoidable moving

**7. Rent Acceleration (Paragraph 24.B(2))**

**Proposed Amendment:** The rent acceleration clause is deleted in its entirety. If Tenant terminates the lease early, Landlord shall actively mitigate damages by attempting to relet the Property, and Tenant's liability shall be limited to actual rent lost during the vacancy period and a reasonable reletting fee.

**\[Addendum regarding Move-In Condition & Cleaning\]**

Since there is currently a tenant occupying the property, we would like to add the following clause to protect both parties regarding the move-in condition:

**Prior to Move-in Walk-Through:**

Tenant is signing this Lease while the current tenant occupies the Property. Notwithstanding Paragraph 12(A) (Sight Unseen), Tenant reserves the right to conduct a final walk-through inspection of the Property after the current tenant vacates and before the Lease commencement date (September 2, 2026). Landlord agrees to clean the Property and repair any damages caused by the vacating tenant at Landlord's sole expense prior to Tenant's move-in.

**Professional Cleaning:**

Landlord agrees to provide a professional deep cleaning of the Property, including professional carpet shampooing, at Landlord's sole expense prior to the Commencement Date.

**\[Special Provisions - To be added to Paragraph 23\]**

**Repair Deductibles & Maintenance Cost:** "Landlord shall be 100% responsible for all costs and service fees associated with any structural, mechanical, plumbing, electrical, and appliance repairs, with a $0 deductible (no deductible or service call fee) charged to Tenant, unless the damage is proven to be caused by Tenant's gross negligence or direct misuse."

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UPDATE: thank you everyone for your help and advice! I rejected their application and I feel much better now

We recently started reviewing expenses property by property instead of just looking at the overall portfolio. One building looked profitable on paper until we realized it was eating up far more time and money than the others. Made me realize it's easy to hide underperforming properties inside a larger portfolio. Does anyone else review assets individually on a regular basis?

I have a unique situation and wanted to hear some feedback. I have a DC house being rented by someone with a 100% voucher. The voucher program currently has a hold on rent increases, but they say it will be released in January. The lease is through September 2026. I want to switch the utilities into their name when the current lease expires, but want to preserve the chance to increase the rental rate once January comes around. I’ve been in management a long time but have never had this situation happen before. Ideally, if they do not agree to move the utilities in their name, I would want them to move out.

5000 gallons of water was used in one day with various other huge flow days giving me a $500 water bill for June. It’s insane!

I could get a lawyer to draft something up for a fee but I’d love to hear some feedback before I go that route.