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Arvin here. I’m a new member in this community and still early in my investing journey, but in it long enough (4 years) to earn some scars and scuffs. I want to share a real situation I’m currently dealing with because I know someone here has been through something similar and hopefully we can help you to avoid getting in a situation like this. And honestly, I’d love to hear how you all handled it. Roll back to Jan 4, 2025. I had a duplex that had been sitting vacant going into month three. With a $3200 mortgage, the pressure was mounting. That’s when I pivoted to Section 8. Over the next few weeks, I screened 8 tenants and denied all 8. I stayed firm about red flags and didn’t bend. By mid-January, the clock was still ticking and I needed stronger applicants. On Jan 18, I received a call from an applicant looking for a better environment for her family of three. I told her to complete the application and we would wait for HACA clearance. Twelve hours later, she was approved, contingent on meeting all Housing Authority requirements. After several days of back and forth with the lease agreement and HACA’s contract, everything came together. On Jan 27, 2025, the lease was executed and keys were handed over. That is when things started to go south. Within 2 weeks, I learned from neighbors that my new tenant had 2 additional occupants living there and a large pit bull. None of this was disclosed on the application, to me, or to HACA. When I questioned it, she presented an Emotional Support Animal letter. The document looked legit at first glance. I was green to ESA laws at the time, so I accepted it at face value. But when I tried contacting the clinician listed on the letterhead, I was told she no longer worked at that facility. That was the first sign something was wrong. I reached out to the tenant for updated information. She avoided my calls, ignored emails, and delayed submitting documents. With no cooperation, I had no choice but to notify her that I would file for eviction if she failed to provide proper documentation. That got her attention. She then sent me a dog registration.

Real estate is a team sport. If you want to go fast .. go alone .. if you want to go far .. go together. This is a safe space , so if you are currently riding alone .. let us know .. because 🫵🏽aren’t alone.