About a month ago, as detailed thoroughly (but I am too lazy to link to that post), I received a judgement the renters were required to pay $175 per week with the rent postmarked each Saturday. Here are the results:
Payment 1: On sunday he called me and said he would drop off the rent to me that day. I was headed in that direction anyway, so I just picked it up. I did receive the money quicker this way, but technically he failed to drop the rent in the mail on Saturday. So technically he failed to postmark as agreed upon and was in default.
Payment 2: On Wednesday I called and called and finally reached him and he said it was in the mail on Saturday as agreed upon. On thursday it didn't come, and I threatened to call him on the default and get immediate Writ for eviction, he said come to his house and pick up $350 for this week and the next. This worked out well becuase for week 3 I was going to be on vacation. So technically he was in default for a few days.
Payment 3: paid early, see payment 2
Payment 4: Today is Wednesday, and I have not received the payment yet. I called and they said they did not mail the rent but will have it for me tomorrow. Technically in default.
As you can see, this is not a good track record. I do believe I will get the $175 tomorrow or Friday, but how long can this keep up?
Fortunately, I am collecting on the other properties and the LLC has money in the bank, so my sense of urgency is low.
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