let's talk about evictions okay which painstakingly is the the the hardest
thing that a landlord probably has to face so what what are your takes on how how
should an eviction go in a perfect world you know utopia of landlords are like
the king what is the ideal see yeah here's the problem with evictions just
so subjective its objective of the landlord the property and the tenant
there's so many different factors in what the ideal eviction is you serve
them the five day notice and then they just leave I mean that that's what they
pay you or they pay yeah but you know the ideal eviction is you serve them and
they just say okay yeah what the first thing whenever I talk about evictions
with the landlord so I'm usually you know advised in the land of these
situations the first thing usually advise them is having a very very honest
conversation about what you want to accomplish and and the the actual your
focus is an investor on the cash flow for the property the reason we start out
at that point is I really really don't like it when I see a landlord when I see
one of my clients that almost has a vendetta against the tenant ah and
they're willing to go to any extent to go after that tenant I go you know we're
losing sight of you're an investor we're here to make money
we're here for the you know I bought this as an investment this person does
not matter what matters is getting them out so that you can clean up the unit
and you can rewrite it that's the important part not you you know they
lied you whatever just you're gonna have to you as a landlord need to have a
thick skin where you can just move all right you could separate yourself from
that oh you know whatever the tenants just move on from it so after we get
that past that point then it becomes okay you know have you talked to the
tenant have you just told them look you're a couple months behind just just
go just get out or you know I've even told
people look you can pay me to deposit to start the eviction right or go do the
tenant and say look you you're broke whatever here I'll pay five hundred
dollars towards a mover right you'll get out sad
yep will you do that you know just offer and sometimes people say no no you know
screw them I want to know all right I get it okay yeah but really you want
them out as fast as possible clean it up as fast as possible and have yourself in
a position where by the first of next month
you'll hopefully have a tenant back in there that's the goal with that right
fiction not going after the person then the next step becomes if they say no I
want to go after one okay or the changes won't leave which oh there's none of
those you know then there's the idea of two things and you won't find this in a
legal textbook but the term of art we use as number one is a professional
tenant yeah a professional tenant is someone who knows all of the eviction
laws better than you or even me sometimes they know exactly how the
rights are they know exactly what they can do they know exactly what to say to
the judge and what's a file at the court to make the eviction last as long as
possible which is why I believe landlords need to step up the game
there's a lot of times that we go into court and and the landlord knows the
landlord tenant ordinance better than or the tenant knows landlord tenant yeah
which is scarier than the landlord yeah and that's what it's like oh we're in
trouble here yeah so you need to make sure you you
don't run into any issues there of you know do you really want to go into court
because this person might know yeah the what the deal is here there's
also certain ramifications you know in Cook County for example the sheriff here
is you know won't serve an actual removal of the tenant if it gets below
freezing during the wintertime so sometimes we get an uptick of problems
with tenants in you know November December when they know ok I know I'm
not gonna get tossed out in January for it's not gonna come so I can buy myself
this amount of time right so we get the professional talents and you need to
make sure I'm a huge huge proponent of not taking secure deposits now even if
you're not in Chicago yeah yeah up in Lake County or DuPage or whatever you don't
have their own LTO like they have in Chicago where you have to worry
about if your properties in Chicago you have to worry
security deposits you know them what bank consent yeah where it's located
I'm giving their interest every month even with that I'm not a huge fan of
security deposits I would rather my clients take a move-in fee I've seen
that as even common I'm actually moving right now - yeah and even a luxury
apartment yeah they don't take local security deposit or all it's kind of
tracing it's become it's become a liability and arrest any time you're
having security deposit because you run into even practical you run into the
issue of you know they don't want to pay rent for the last month and they want to
apply the yeah but most landlords I find don't want to deal with that anymore did
you say look you're gonna pay a set amount for a move in feet and that's it
you got to pay every month right here there's no we're gonna credit this for
that or we just this is how much it cost to move in non-refundable so don't ask
me for this money back and that kind of covers the cost for cleaning up the unit
yeah so so advice I guess for those new landlords don't don't settle for the
last month Yeah right for a secured deposit I
usually tell people take the move-in application I hate this because you only
lead from yeah it only ever complicates okay
so I've freed all the security playing and then and then you know you have
these people are really sure you can find these people they and then the
other terminal tenants that are really good at dodging service they know
exactly they can request a change of venue to new judge then delays you 30
days they request a jury trials and it has to get transferred to another
courtroom that buys them another 30 days they drag the process up then you have
the idea of judgment proof and I didn't know this until I started practicing
because they don't teach you this in law school so the idea is a judgment proof
defendant or a judgment proof tenant and I had an eviction one time the guy goes
well my judgment let's just dismiss what is that about
it's a tenant who is not only poor but doesn't have a w-2 job or you can't
garnish their wages so it's someone who maybe
can they make a lot of cash so you can't if you get a judgment against them they
probably already have but yeah you already have two other judgments again
right how do you collect and they don't have a job where you can garnish their
wages and and this like you you can take your judgment you can wipe your rear end
and she was moving out of state that particular claim is like you're never
gonna get anything from this girl so why are you wasting your time on this so I
usually tell people you know if you're dealing with maybe C or D class
buildings or neighborhoods you need to be careful you know some of these
tenants are out classify them is judgment proof or you know we can go
through the whole extent of going through the eviction get the judgment
remove them do all him and a lot of times when you're going through the
eviction process the majority of time at least with my cases they end up leaving
at some point because they're just trying to drag it off so at some point
during the case they're gonna leave then the client says well no I still want the
judgment go look we're gonna get the judgment but we're not gonna get in it
right yeah complicating things it's just a piece of paper I'm not gonna get
anything for these people so as long as I get them out that's yeah and I want
all the landlords and I want everyone to keep the mindset oh yeah okay you're
doing this you want the person the end game is to get the person out right now
they need this other stuff just so much would get them out that's all I care
about yeah that's right yeah cuz I see a lot
of landlords especially in our Facebook group by the way for those don't know we
have a Facebook group for landlords and Bob that's honestly where may have found
you there I don't know okay I could have found you in our bigger group which is
the real estate investors it's got 120 yeah yeah most likely so
this is something I see all the time the lane level group they just love dragging
out the process yeah I don't know why it's just like they won't serve the
fight and notice for some states might be three I know Indiana's three you know
that's some landlords for some erosion are scared to give them the notice and
they'll gonna be able to say yeah well they haven't paid in three months but
did you serve the notes and not yet right to serve it and let's have a talk
right afterwards and I think they don't know what type of service or how did it
it's a really simple form you get it online just Google you know nine day
notice fill it out I mean if they're a month a
month it's a five day if it's a year lease and you give them the 30 day right
just put it on there doors get it done if you
don't know which one to use I said just use the 30 day one you know you're not
you're not gonna be ever wrong using the 30 day to be wrong using the five day
but you'll never be wrong using a 30 day just pick one fill it out and serve them
with this he can at least get the process started but if you hold that we
can't do anything until right on that exactly you know so yeah it's I feel
like people are afraid for some reason yeah or you know I feel like sometimes
the landlords are almost afraid to approach the tenant mmm and I always
have you talked oh wow yeah right go there and be like yeah look yeah you
have to pay me the rent or you know can you be out by next weekend you know just
just give that you know give them that option or I've even had situations where
they you know they can't get their stuff out and and I've you know the landlords
like well it's been like a month and they don't know you're they can't get a
place clean down I say well did you tell them that if they leave we'll clean the
rest of stuff up well no yeah you know I give me the number to the tenant I call
the tenant can you be up by Saturday take whatever you want to take and the
rest of stuff will throw in the dumpster go oh yeah I can get them out all right
you know I know it's gonna cost money to clean it up I know it's gonna cost you
know maybe my two priorities are we want to get it rear nted yep and we want them
to do the least amount of damage possible - right
if you cause - there other reason I hate the evictions is you know if you pull
them out with a share of kicking and screaming not only is the tenant gonna
do damage the sheriff does a lot of damage going in there - oh yeah they
kick the door yeah oh yeah when they get done you're like well I guess I'm buying
a new door all right kick the door two hundred bucks there you go all right all, I mean I guess we got it done but- alright
right you want them to leave even if they leave trashes you can clean trash
but if they're pissed at you and they punch a bunch of holes in the dry wall
sledgehammer or you know they kick in the the shower wall where now you got to
redo the shower yeah or they break a couple appliances out the door you know
I've had I've had people rip the shower you know um the sink faucet off I have a
person rip off the oven door they could do crazy stuff
it's like no now it's a couple more grand because you know maybe you could
have gone home and said look here's here's 500 bucks I'll give I'll have the
mover come here yeah I'll give the guy 500 bucks just get home right you know
and so I want everyone to keep that in mind it's just mainly the communication
part it's so much education yeah right a lot of times that either the landlord or
the tenant a lot of time you know the tenant stop answering the door you know
they're what they don't want yeah okay so then, in that case, you drop a little
note under the door you text them and say look I understand that you got
behind you know sometimes explain what the situation yeah sometimes they can
get caught up I've had that to where they go look at a death and family I get
that we still gotta pay around yeah just just
work with them or just say look you're you're three months behind mm-hmm just
just go yeah I don't I don't want to have a problem just yeah and for those
were listening and you guys hear me preach this all the time we're actually
in the development of software which will automatically send out text emails
oh great like so so the software were detect hey you know they stopped pay so
you get to decide when they're late I'm you could be the tenth day of the month
50 of the month, right honestly, 50 of the month is probably
when I would say that's late and then the software automate could kick in you
know you can customize these things right emails text messages and then you
can designate a day where it'll automatically generate the the five day
notice or 7 day notice for years just print it serve it out and we later on my
dream is to work with a third party servicing company we're just it's just
get sent to them and they'd serve for small feed yep that's it everything's
automated so you know that's that's what we're working on so let's let's go in
and dive into the next segment as always be sure to like and subscribe to our
channel if you're listening and you're like this is amazing well you know we'll
leave Bob's information down below if you ever wanted to contact Bob and so
we'll do that hey everybody this is Sam Kwak here once again hope you enjoyed
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