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If you want to collect rent on time, stop thinking of it as something you chase. Almost every late payment we have dealt with in twenty-plus years was not a character problem. It was a design problem. And design problems you can actually fix.

We had a tenant who paid on the first of every single month, without fail. Her money did not reach our account until the fifth or sixth. She was not late. Her system was. Kevin and I walk you through what we changed after that, plus the four lease clauses we now consider non-negotiable.

Then we get into late fees, and I have to tell on my younger self a little here. We once restructured a fee and collected a few hundred extra dollars a month from one tenant for years. I called it free money at the time. Kevin explains what we know now about how California actually judges a late fee, and the one question to ask yourself before you write a number into your lease.

Plus the carrot almost nobody uses, a six-month mistake that cost nothing to fix and everything to notice, and why our software has to be able to say no when we cannot.

Hit play. By the end you will have a checklist you set up once, instead of a task you do every month.

What You'll Learn in This Episode

●     Why most late rent is a systems problem, not a tenant problem

●     The three payment methods we will not accept, and what we use instead

●     The float that turns your best tenant into a late one

●     Four lease clauses that quietly drive on-time payment

●     What California actually requires of a late fee, and the test to run on yours

●     The credit reporting carrot most self-managing landlords skip

●     Why we shut off invoicing the moment one roommate pays and the other does not

Episodes & Resources Mentioned

Episode 28: The Cash Reserves Blueprint

Episodes 32–34: Our Lease and Addendum Breakdown, A 3-Part Masterclass

Episode 49: Analyzing Credit Reports For Tenant Selection

Episode 51: The Hidden Dangers of Using Cash Apps to Collect Rent

Episode 87: Essential Communication Methods

Episode 128: AI Tools for Landlords

TurboTenant: Great for newer landlords

Innago: Completely FREE software

RentRedi: Syncs with QuickBooks Online

DoorLoop: Best for larger portfolios

Rental Kharma: Rent reporting for tenants — $10 off setup with our link LLResource25OFF 

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It’s 9:40 on a Tuesday night, your phone lights up, and the toilet in your rental is leaking. Do you get in the car, or do you go to sleep and call your plumber in the morning? Emergency maintenance requests are the one call almost every landlord gets wrong at least once, in both directions.

Kevin and I are walking you through the three-tier system we use to sort what gets fixed tonight from what can wait until Thursday. You’ll get our real lists for all three tiers, including one tier item that isn’t dangerous at all but still gets us out the door.

We also get into the part most landlords miss: the item never sets the tier. The context does. Same broken toilet, different household, different answer. Plus, why it is important to understand your state and local law on habitability violations.

And because we don’t just talk about theory, we’re telling you about the neighbor’s call that ended with an evacuated building, the tenant whose bidet project left him without a toilet, and the vacant house that turned a broken supply line into an expensive lesson.

Hit play. By the end, you’ll have a framework you can hand your tenants before the phone ever rings.

What You’ll Learn in This Episode

•  The two-part test we run before deciding anything is a true emergency

•  Our tier one list, plus the item that isn’t dangerous but gets a fast response

•  Why context, not the item, sets your response time

•  The middle move between driving over now and making them wait days

•  Why tier three still gets a same-day reply

•  The four things we set up at move-in so after-hours calls go well

•  A QR code trick that cut our repair calls more than anything else

Episodes & Resources Mentioned

Episode 8: Our Best Tips for a Smooth Tenant Move-In 

Episode 123: Landlord Systems: The Unit Binder 

Episode 131: Landlord vs. Tenant Maintenance 

TurboTenant: Great landlord management software for newer landlords

Innago: Completely FREE landlord management software 

RentRedi: Management software that syncs with QuickBooks Online 

DoorLoop: The best landlord management software for larger portfolios 

California Civil Code 1941.1 (habitability standards) 

California Civil Code 1942 (repair and deduct)  

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So, the lease is signed, the confetti’s basically falling, and then… what? If you’ve ever found yourself scrambling three days before move-in trying to remember whether you actually collected the security deposit, this episode is for you. Kevin and I are walking you through exactly what to do after a tenant signs their lease, starting with the money you need in hand before you ever hand over a key, and the one rule we refuse to break, no matter how much we like a new tenant.

We’re also getting into our pre-move-in walkthrough process, including a California law that changed how many photos we now take of every single unit, and why it’s actually in our best interest, even though it felt like a hassle at first.

Plus, I’m sharing what’s inside our welcome email and our tenant unit binder, the small welcome gift we leave for every new tenant, and a story about a garbage disposal habit that cut our repair calls almost to nothing.

And toward the end, we give an honest, unsponsored rundown of the landlord software platforms people ask us about most, so you can decide what’s actually worth paying for.

Hit play, because by the end of this episode, you’ll have a repeatable process for everything that happens between signing day and move-in day.

What You’ll Learn in This Episode

• The exact order of operations for funds, documentation, and rent setup after a lease is signed

•  The one rule we never break, no matter how much we like a new tenant

•  Why California now requires landlords to photograph every unit before, during, and after a tenancy

•  What’s inside our welcome email and tenant unit binder

•  The simple habit that’s cut our garbage disposal repair calls to almost nothing

•  An honest, unsponsored comparison of Innago, TurboTenant, DoorLoop, and RentRedi

Episodes & Resources Mentioned

Episode 8: Our Best Tips for a Smooth Tenant Move-In

Episode 26: Welcome Gifts — Why They’re Important for Your Rental Property Business

Episode 67: Renters Insurance — What Every Landlord Needs to Know

Episode 123: Landlord Systems — The Unit Binder

FREE Move-In / Move-Out Inspection Form

BLOG: 10 Things Tenants Need to Know at Move-In

BLOG: The What and Why of Move-In and Move-Out Inspections 

Innago: Completely FREE landlord management software

TurboTenant: Great landlord management software for newer landlords

RentRedi: Management software that syncs with QuickBooks Online

DoorLoop: The best landlord management software for larger portfolios

Connect with Us: 

🌎 Visit our website 

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👆 FREE Landlord Forms and Doc’s

🤳Text Us: 650-489-4447

📩Email us at: [email protected], [email protected] 

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If you've ever stared at a lease wondering whether you need a lease addendum vs new lease entirely, this episode is for you. Kevin and I get asked this question often, and honestly, guessing wrong can leave your paperwork not holding up when you need it most.

I'm walking you through the exact test we use to decide whether a quick addendum will do, or whether it's time to start completely over with a new lease. And once you hear what our contractor found in a supposedly empty closet during a routine inspection, you'll understand exactly why this distinction matters so much.

We also get into a couple of our own near misses, including the time strangers tried to rent one of our units with zero intention of ever actually living there. Plus, I'm sharing exactly where Kevin and I get our own leases and addendums from, along with an honest, unsponsored rundown of the landlord software platforms people ask us about most.

Hit play, because by the end of this episode, you'll never have to guess which document you need again.

What You'll Learn in This Episode

•  The simple test we use to decide between an addendum and a brand new lease

•  Why one routine inspection turned into a lease decision we did not see coming

•  The near miss that almost turned one of our own units into a full time Airbnb

•  Where we personally get our leases and addendums from, and what it actually costs

• An honest, unsponsored breakdown of the landlord software platforms people ask about most

Episodes & Resources Mentioned

Episode 32-34: Our Lease and Addendums Masterclass (starts at EP32) — 

Episode 115: Our New Utility Fee Breakdown 

Episode 129: Should You Allow Smoking in Your Rental

Episode 130: Guest Policies — What They Are, Why They Matter, and How to Actually Enforce Them

Episode 22: The Pros and Cons of Renting to Pet Owners 

Episode 61: Fair Housing and Emotional Support Animals (ESAs) 

Episode 108: Navigating Reasonable Accommodation Requests 

Innago: Completely FREE landlord management software

TurboTenant: Great landlord management software for newer landlords

RentRedi: Management Software that syncs with QuickBooks’s Online 

DoorLoop: The best landlord management software for larger portfolios

EZLandlordForms State specific leases and addendums, over 400 forms available!

California Apartment Association Where we get our landlord forms 

Connect with Us: 

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📩Email us at: [email protected], [email protected] 

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Turnovers are one of those parts of being a landlord that either quietly build your profit, or quietly drain it. After doing more of them than I can count, Kevin and I finally sat down and walked through exactly how we handle every single one, from the moment a tenant gives notice to the day we hand a new tenant their keys.

I'm covering the non-negotiable safety and maintenance checks we run every time, the paint and flooring calls that make a unit feel brand new without blowing the budget, and the deep cleaning details most landlords skip but shouldn't. We also get into how we decide when to start marketing a vacant unit, and the legal check most landlords forget before they ever post a new listing.

And of course, we share a few of our own turnover stories along the way, including the one that's still, hands down, our most expensive turnover ever.

What You'll Learn in This Episode

·         The safety checks we run on every single unit before handing over new keys

·         Our approach to paint and flooring, and when a full replacement is actually worth it

·         The deep cleaning details that make the biggest difference to a prospective tenant

·         How we decide when to start marketing a vacant unit

·         Why your tenant screening criteria needs a fresh look before every new listing

·         The lease and move-in steps that keep your turnover moving instead of stalling out

Episodes & Resources Mentioned

Episode 7: A Guide to Move Out Procedures and Security Deposits

Episode 23 & 24: Marketing Your Rental Property (2-Part Series, starting at EP23)

Episode 28: The Cash Reserves Blueprint: Protecting & Expanding Your Portfolio

Episode 32-34: Our Lease and Addendums Masterclass (starts at EP32)

Episode 55: Preventative Maintenance That Brings Peace of Mind

Episode 124: How to Shoot Rental Property Photos That Get Attention

Episode 128: AI Tools for Landlords

Kwikset Re-Key Set

Kwikset Re-Key “How To” Video

Fire Escape Ladder

Gas Shut-Off Wrench

Touch-Up Paint Cups

“Welcome” Toilet Paper Stickers

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Most landlords think about taxes in February. By then, the year is already over — and so are most of the opportunities to do anything about it.

In this Shorty episode, we break down why summer is actually the smartest time to get your rental finances in order. You still have months left in the tax year, which means if you find a problem now, you still have time to fix it.

We cover three things every self-managing landlord should be doing right now: getting your expense tracking current, understanding where you actually stand financially at the midpoint of the year, and building clean records before your end-of-year CPA conversation. We also share a personal story about missing a significant deduction — and why that mistake was too costly to fix after the fact.

Plus, a quick look at how the right accounting system (QuickBooks, or a property management platform with built-in accounting) can make all of this happen in the background automatically — and why your choice of tool matters more than most landlords realize.

Episodes & Resources Mentioned

Episode 12: Our Experience With a 1031 Exchange, Would We Do It Again?

Episode 18: 7 Ways to Increase Profit for Your Rental Property 

Episode 28: The Cash Reserves Blueprint: Protecting & Expanding Your Portfolio

Episode 45: Basic Tax Strategies For Real Estate Investors

Episode 46: Advanced Tax Strategies for Your Real Estate Portfolio

Episode 55: Preventative Maintenance That Brings Peace of Mind

Episode 79: Accounting Software Options for Real Estate Investors

Episode 99: 5 Oversights That Drain Your Income

Episode 111: Stop Guessing, Start Budgeting

Good Read: Basic Tax Strategies 

Good Read: Advanced Tax Strategies Book   

QuickBooks (30% off first 6 months): 

TurboTenant Create a FREE account today!

DoorLoop: Syncs Directly to QuickBooks

RentRedi: Syncs Directly to QuickBooks

Innago: Create a FREE account today!

Connect with Us: 

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👆 FREE Landlord Forms and Doc’s

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📩Email us at: [email protected], [email protected] 

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Most landlords know exactly how to screen a W-2 employee. Two pay stubs, an employer call, run the three-times-rent math — done. But what happens when the applicant in front of you is a freelance designer, a self-employed contractor, or a college student whose only income is a financial aid check?

In this episode, we walk through exactly how to handle renting to students and freelancers — without guessing, and without exposing yourself to Fair Housing liability. We cover the specific documents to request from self-employed and freelance applicants, why average income and reliable income are not the same thing, and what to do when a student genuinely has little to no verifiable income of their own.

We also get personal — sharing stories from their experience as both landlords and as parents who cosigned leases for their own college kids — and what those experiences taught them about building a lease when the financial picture doesn't look like a standard employee's.

Plus: what lease guarantee insurance is, how it works, and when it might be exactly what you need to say yes to a strong applicant who just can't provide a traditional cosigner.

What You'll Learn in This Episode

• Why average income and reliable income are two very different things — and why landlords confuse them constantly
• The five documents to request from a self-employed or freelance applicant — and which one is the gold standard
• What to accept when a student has little to no income of their own
• How cosigners actually work — and why a letter alone won't protect you
• What lease guarantee insurance is and when to use it
• The federal Fair Housing baseline every landlord needs to know — including what's not federally protected (but may be in your city or state)
• How to structure a lease for roommates, cosigners, and freelancers who work from home

Episodes & Resources Mentioned
Episode 119: Roommates — Do We Recommend Them?
How to Place Your Ideal Tenant (Free 10-Page Guide)
Join our course waitlist: From Marketing to Move-In Course
Tenant Alert (tenant screening & lease guarantee software we use) 

Connect with Us: 

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You probably know that if your roof leaks, that's on you. But do you actually know who pays when a tenant ignores a slow drip for six months until the subfloor rots? Landlord tenant maintenance responsibilities sound simple on paper, but the real world is full of gray areas that catch self-managing landlords off guard — usually right when it's most expensive to learn the lesson.

In this episode, Kevin and I walk through exactly who is responsible for what at a rental property, starting with the legal foundation every landlord needs to know: the implied warranty of habitability. We break down the big categories that always fall on the landlord, what tenants are responsible for day to day, and the property-type differences that change everything from yard maintenance to shared common areas.

We also dig into the trickiest part of the conversation — wear and tear versus actual damage — and the question every landlord eventually faces: should you ever let a tenant make a repair themselves? We share two real situations from our own properties, including a late-night text about a leaking toilet and a move-out discovery that cost us thousands. If you've ever wondered where the line really is, this episode draws it clearly.

Nothing on this podcast is legal advice. Please consult a real estate attorney in your state before finalizing any lease language.

Links & References Mentioned in This Episode

EP55  Preventative Maintenance That Brings Peace of Mind

EP59  Determining Wear & Tear vs Damage to Your Rental Property

EZ Landlord Forms  State Specific Leases & Addendums for Landlords

Connect with Us: 

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You probably have a lease. But does it have a rental property guest policy?  You know, one that actually defines how long a guest can stay, who's responsible for their behavior, and what happens if they never leave? Most self-managing landlords don't, and it's one of those gaps that feels harmless until a "temporary" houseguest is still there six months later with a key, collecting mail, and keeping in a closet full of belongings you definitely didn't know about.

In this episode, Kevin and I break down what a guest policy is, why it matters completely differently depending on your property type, and the five key things your lease needs to cover. We also get into the moment every landlord dreads: when a guest legally crosses the line into tenant territory — and what you can and cannot do about it.

We share a real story from one of our units that started with a routine inspection and ended with us finding a closet full of women's clothes in a one-person tenant's apartment. If you've never thought twice about your guest policy, this episode will change that.

Nothing on this podcast is legal advice. Please consult a real estate attorney in your state before finalizing any lease language.

Links & References Mentioned in This Episode

EP125  When Your Tenant's Child Turns 18

EZ Landlord Forms  State Specific Leases & Addendums for Landlords

TurboTenant  Tenant Screening & Lease Management Platform

DoorLoop  Full Property Management Platform — Free Demo Available

Connect with Us: 

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If you've never had a smoking tenant, consider yourself lucky — and unprepared. A smoking policy for landlords isn't just a nice-to-have anymore. It's the industry standard. But if your lease only says "no cigarettes," you may have more gaps than you realize. Vaping, e-cigarettes, cigars, and cannabis all need to be spelled out — and most older leases don't cover them.

Here's what often gets overlooked: the stakes are completely different depending on what kind of property you own. A single-family home carries primarily financial and fire-related risk. But in a duplex or multi-unit building, secondhand smoke travels through shared walls, vents, and HVAC systems — and a non-smoking tenant who's being exposed may have grounds to claim a breach of the implied warranty of habitability. The bigger the building, the higher the legal liability.

In this episode, Kevin and I cover why smoke-free is now the industry standard, what your no-smoking clause actually needs to say, how enforcement works when a tenant violates it, and a real story from our Sacramento six-plex during COVID that made the cost of a weak smoking policy very, very clear.

Nothing on this podcast is legal advice. Please consult a real estate attorney in your state before finalizing any lease language.

Links & References Mentioned in This Episode

Episode 128  AI Is Your New Business Partner 

American Nonsmokers' Rights Foundation 

ChangeLab Solutions (Smoke-Free Housing Resources)

EZ Landlord Forms State Specific Leases for Landlords

Connect with Us: 

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