Virgin Tenants
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Virgin Tenants (by Roy [AL]) Nov 5, 2018 1:49 AM
       Virgin Tenants (by Jim In O C [CA]) Nov 5, 2018 2:02 AM
       Virgin Tenants (by David [MI]) Nov 5, 2018 2:16 AM
       Virgin Tenants (by Roy [AL]) Nov 5, 2018 2:18 AM
       Virgin Tenants (by David [MI]) Nov 5, 2018 2:52 AM
       Virgin Tenants (by Roy [AL]) Nov 5, 2018 3:04 AM
       Virgin Tenants (by Pat [VA]) Nov 5, 2018 3:16 AM
       Virgin Tenants (by David [MI]) Nov 5, 2018 3:26 AM
       Virgin Tenants (by Tony [NJ]) Nov 5, 2018 3:46 AM
       Virgin Tenants (by Roy [AL]) Nov 5, 2018 3:47 AM
       Virgin Tenants (by David [MI]) Nov 5, 2018 4:13 AM
       Virgin Tenants (by plenty [MO]) Nov 5, 2018 4:18 AM
       Virgin Tenants (by WMH [NC]) Nov 5, 2018 4:41 AM
       Virgin Tenants (by Roy [AL]) Nov 5, 2018 4:57 AM
       Virgin Tenants (by Nellie [ME]) Nov 5, 2018 4:58 AM
       Virgin Tenants (by Roy [AL]) Nov 5, 2018 5:10 AM
       Virgin Tenants (by myob [GA]) Nov 5, 2018 5:14 AM
       Virgin Tenants (by Barb [MO]) Nov 5, 2018 5:18 AM
       Virgin Tenants (by David [MI]) Nov 5, 2018 5:25 AM
       Virgin Tenants (by AllyM [NJ]) Nov 5, 2018 5:28 AM
       Virgin Tenants (by LindaJ [NY]) Nov 5, 2018 5:38 AM
       Virgin Tenants (by Roy [AL]) Nov 5, 2018 5:48 AM
       Virgin Tenants (by Gail K [GA]) Nov 5, 2018 6:12 AM
       Virgin Tenants (by S i d [MO]) Nov 5, 2018 6:14 AM
       Virgin Tenants (by S i d [MO]) Nov 5, 2018 6:19 AM
       Virgin Tenants (by WMH [NC]) Nov 5, 2018 6:23 AM
       Virgin Tenants (by myob [GA]) Nov 5, 2018 6:41 AM
       Virgin Tenants (by Roy [AL]) Nov 5, 2018 7:21 AM
       Virgin Tenants (by WMH [NC]) Nov 5, 2018 8:11 AM
       Virgin Tenants (by MikeA [TX]) Nov 5, 2018 8:24 AM
       Virgin Tenants (by Dave [MO]) Nov 5, 2018 8:52 AM
       Virgin Tenants (by Still Learning [NH]) Nov 5, 2018 11:07 AM
       Virgin Tenants (by Roy [AL]) Nov 5, 2018 1:45 PM
       Virgin Tenants (by BRAD 20,000 [IN]) Nov 5, 2018 11:39 PM
       Virgin Tenants (by Roy [AL]) Nov 6, 2018 1:42 AM
       Virgin Tenants (by Roy [AL]) Nov 6, 2018 3:27 AM
       Virgin Tenants (by WMH [NC]) Nov 6, 2018 3:59 AM
       Virgin Tenants (by baman [AL]) Nov 6, 2018 4:42 AM
       Virgin Tenants (by AllyM [NJ]) Nov 6, 2018 5:42 AM
       Virgin Tenants (by S i d [MO]) Nov 6, 2018 5:42 AM
       Virgin Tenants (by David [MI]) Nov 6, 2018 6:32 AM
       Virgin Tenants (by Shelby [IA]) Nov 6, 2018 7:38 PM

Virgin Tenants (by Roy [AL]) Posted on: Nov 5, 2018 1:49 AM

If you have ever been a tenant in a past life (I have) , some old fart was obviously your first landlord. And you probably remember that first LL's name and that first renting experience to this very day (I do).

Now, fast-forward to the present day and the roles are reversed now, are the landlord and now you have 1st time virgin tenants who want you to be their 1st landlord.

I have a young couple who are very interested in renting one my 5 vacancies. They both work full-time at the same job, both make $12.50/hour, and they seem very eager to get out Mom's house and start making a life of their own.

Of course they have no rental history and they are not old enough yet to have had time to screw up a credit report. They do have parents who are willing to help out if the going gets tough.

I know what most of you all are thinking now. Can anyone here say anything positive about this situation? And I still have 5 vacancies too.

Virgin Tenants (by Jim In O C [CA]) Posted on: Nov 5, 2018 2:02 AM

Does $25.00 an hour combined pay the rent after taxes and have enough left over to live on? If so rent to them. --75.22.xx.xx

Virgin Tenants (by David [MI]) Posted on: Nov 5, 2018 2:16 AM

Two people making $12.5 each full time is about $50k a year. That is outstanding anywhere outside of the expensive areas. If they have excellent credit, I would not hesitate to rent to two young adults (and no other people wink wink)

Virgin Tenants (by Roy [AL]) Posted on: Nov 5, 2018 2:18 AM

Jim in OC,

Their rent is only $475/month. This is one of my small (2/1) bare-bones, no frills houses. Yes, their combined incomes will (should) pay the rent with ample money left over.

I am meeting again with this couple late this afternoon. I plan on having a "eye to eye',...'come to Jesus' talk with them. If I think they are 'trainable', this may be the deciding factor in renting to them. If not, I can always steer them across state lines over MYOB. He would not blink an eye with this couple.

Virgin Tenants (by David [MI]) Posted on: Nov 5, 2018 2:52 AM

Roy, don't look a gift horse in the month. Even if one of them loses job, the income of the other is still 3x the rent

Virgin Tenants (by Roy [AL]) Posted on: Nov 5, 2018 3:04 AM

David (MI)

One of my fears here is what tends to happen when young people rent (or buy) their first house,...they go on a spending spree (new kitchen appliances, furniture, big screen TV with 200 satellite channels, etc. etc.). And then comes an unplanned pregnancy. That is life though.

Virgin Tenants (by Pat [VA]) Posted on: Nov 5, 2018 3:16 AM

I passed on a couple just like this, only she was already pregnant (and she had the better job). Mainly because I had a tenant that I trusted enough to ask about them and she told me "they fought a lot". Lucky for me, I decided on an older lady that has turned out to be good so far, before the younger couple got their application in.

With your situation, I would probably do it, but I would make sure I got a full month's deposit and watch them like a hawk. Start legal eviction if they are late. I think I would tell them that you'd be coming by to change the filters, so they'd be prepared for regular visits. You can catch other problems before it gets too bad. Good luck!

BTW, do your regular checking (court cases) anyway, I've had people tell me that they've never rented before, when they had but been evicted!

Virgin Tenants (by David [MI]) Posted on: Nov 5, 2018 3:26 AM

Get the maximum security deposit your state allows. That guards against them failing behind in rent

Virgin Tenants (by Tony [NJ]) Posted on: Nov 5, 2018 3:46 AM

Like you, I'm not blessed with a steady stream of ideal applicants and have to strike a balance to fill vacancies. I would require the customary 1st month's rent, max security deposit consistent with any new tenant.

I'd also ask for an additional $475 towards the last month's rent and explain it's needed to offset the risk due to their lack of credit history. My lease reflects this extra month with the phrase "AS an inducement to the landlord to enter into this agreement, tenant agrees to deposit an additional $475.00 with the landlord as the last month's rent. If tenant's claim they don't have it and you are still enticed to rent to them, ask for an additional check for 1 month's rent - DATED THE SAME DAY IT'S RENDERED -towards the last month's rent.

If the rent is paid as agreed, the check remains in your file (it actually becomes "stale"after 6 months). If the rent is not paid within the 5 day grace period I'd explain that this check WILL be deposited on the 6th day, unless there is some compelling reason for delay that you both agree to. I've had a 60-70% success rate with this plan.

I'd look for other qualifying signs - are their cars neat inside and maintained? Do either of them have other competing obligations such as a car payment or child support.

Other observations?

I recently had a young guy, early 20's, military vet (I love military people) move in. He had a piercing, a tatoo, and I noticed he was wearing a "Zombie Killer" hat. I asked my millenial school teacher daughter-in-law if I should read into the "Zombie Killer" hat. She replied no - it's harmless. One day after about 2 months he chased his girlfriend down the common hallway with a butcher knife after cutting his own wrist. Blood on the walls and carpet. He was distraught she was moving out (she was not on the lease). Further research on my end revealed this young Army vet was dishonorably discharged.

Be vigilant and good luck.

Virgin Tenants (by Roy [AL]) Posted on: Nov 5, 2018 3:47 AM

Would it make any difference if I were to put this couple on a MTM agreement versus my typical 1 year lease?

Virgin Tenants (by David [MI]) Posted on: Nov 5, 2018 4:13 AM

Roy, if they won't leave voluntarily after falling behind in rent on a one year lease, why would they do so on a m2m?

Virgin Tenants (by plenty [MO]) Posted on: Nov 5, 2018 4:18 AM

I would rent to them. Month to month. No extra deposit. Who wouldn't want to be remembered and to train them up. How fast Roy can you get them in there! Giggy up!

Virgin Tenants (by WMH [NC]) Posted on: Nov 5, 2018 4:41 AM

I rent to new couples all the time! Our tiny houses attract young and old - no one in the middle. As long as you are very clear up front about expectations regarding paying the rent, taking care of the place, no "Drama in the Driveway" etc. it can be just great. They are trainable and you get to train them right.

The biggest issue I've had with these types of couples is a breakup. And I can count on two fingers the number of times that has happened. Maybe 3? In 15 years.

Virgin Tenants (by Roy [AL]) Posted on: Nov 5, 2018 4:57 AM


Thanks for the inside tips on young 1st timers.

Now, you keep saying your rentals are 'tiny'. Just how tiny are they? Less than 600 sq. ft?

Many of my rentals are small 2/1 (600 - 900 sq. ft.) but I don't consider them tiny though.

Virgin Tenants (by Nellie [ME]) Posted on: Nov 5, 2018 4:58 AM

We rent to students on a regular basis. Generally their first apartments. Only occasionally do we have an issue. We have a strong lease and all showings include “if you like loud music and loud parties you won’t like it here.”

Couples are a slightly different situation as they are more likely to split than roommates, who are accustomed to the idea that they’ve got to stick it out for the year.

Virgin Tenants (by Roy [AL]) Posted on: Nov 5, 2018 5:10 AM


I was a 19 year old college student when I rented my first dump (now I am buying them!) which was a one room studio with a shared bath. I fixed it up though and it soon became the ultimate bachelor's pad,...oh those were the days! My first LL stayed drunk most of the day and could never remember who had paid rent or not.

Virgin Tenants (by myob [GA]) Posted on: Nov 5, 2018 5:14 AM

Roy my question is when are the utilities being placed in their names?

Next question when is vacancy #4 coming on the market?

GEE'S man!!!!!!!!!

And yes Roy my eyes are still WIDE open.

Virgin Tenants (by Barb [MO]) Posted on: Nov 5, 2018 5:18 AM

I usually rent to students, but have rented to people like your prospect. Most of the time it works. Stay on top of any signs. At their age, they will expect you to take the rent from their account.

Are you signed up for Clearnow? If not, time to start with them.

Virgin Tenants (by David [MI]) Posted on: Nov 5, 2018 5:25 AM

Roy, my rentals go for about $1100 and I would accept in a heartbeat a young couple with w2 income of $50k a year, and at least one with excellent credit, any day of the week , twice on Sundays. This is basically my ideal tenants. --166.137.xx.xx

Virgin Tenants (by AllyM [NJ]) Posted on: Nov 5, 2018 5:28 AM

They won't be any better or any worse than anyone else. If they qualify, then go ahead. I just rented to a couple like that. They are a little confused as to what is allowed in a rental and the male starting repairing motorcycles in the garage which caused noise and stench from leaking gas cans. A couple of notices to cease stopped that. They are slow paying though, but anyone else could be also. My other applicants were an engineer with drunken driving charges and a grand piano, a woman and her son who was a cigarette smuggler and she wanted to download a storage shed into the basement and had a parrot. Then there was a couple who told me that they had Pomeranians and I heard it was pitbulls. Next. So the young couple had good jobs, had pay stubs that were three times the rent, little credit but no problems. So I took them. It does take a little parenting when they are young.

Virgin Tenants (by LindaJ [NY]) Posted on: Nov 5, 2018 5:38 AM

I have taken 1st time renters, and first time togethers. currently have a 1st time renter, single in the same place for 7 years, and a first time together for 9 years. The first together had the place the of the 1st timer for a few years, then got married and with a child due, took a bigger vacant unit. I am also on my 5th year with an unmarried couple with a child that works in a small family business. All are great tenants. Based on who they are, not the class they belong to. They keep the place nice, they pay on time and they don't have drama. All come from strong families.

Vet well, trust your gut on this, if they seem like they are trying, getting along with parents yet wanting to get on their own, I would say go with it. I only do M2M. If things are not working out, (drama, parties, etc) I can just give notice to end, and don't have to give a reason. I think if things are not going well for the tenant, they feel it is easier to leave and do something. They don't feel stuck in a lease and make things worse. (yes a ETF is a way out, but when you are short on money it all looks too big to tackle) There are still a lot of young people who work hard, and try to get ahead and get their own life. You just need to recognize them.

Virgin Tenants (by Roy [AL]) Posted on: Nov 5, 2018 5:48 AM


I have 2 out 5 vacancies that are ready to rent,..right now. I also have 2 good prospects for each house, the young couple of this post being one of those.

Around noon today, I will be accepting a holding deposit from single lady with a good job. She will rent the house that was vacated on Friday by the female tenant who lost her private insurance company disability check. She left that house spotless and so I was able to show it the very next day.

I hope by the end of this week, I will have only 3 vacancies instead of 5. My big 3/2/2 (the Hoarder house) is the one that will take some time to get ready (it is infested with mice and cockroaches).

Virgin Tenants (by Gail K [GA]) Posted on: Nov 5, 2018 6:12 AM

I'm so depressed right now about what (no who) has been asking about my available house that any couple that doesn't have four children from four different men and has a bun in the oven from her current boyfriend who works at Dunkin Doughnuts while she works at, well, making babies with anyone she dates sounds pretty good to me!

Gail --71.203.xx.xx

Virgin Tenants (by S i d [MO]) Posted on: Nov 5, 2018 6:14 AM

This is where having policies and procedures in place BEFORE folks show up helps.

Here is my list of "fixable" issues, copied and pasted directly from my applicant screening checklist. Modify as desired! Btw, if you don't see an issue listed below, it's what I consider "automatic Disqualifying." Do not think these are the ONLY criteria I screen on: these are just the ones I'll make exceptions with provided I get extra $ in hand.

Note: If they have more than one "exception", it counts as a DQ. So your young 'uns would be good to go if their ONLY issue is lack of land lord reference.

* No LL references = 150% security deposit

* 40%-50% debt payment to income = 150% security deposit

* No stable income (less than 90 days on job) = 200% security deposit

* No stable residency (two moves in < 3 years) = 150% security deposit

* 1-3 currently unpaid bills &/or collections (medical not included) = 150% security deposit

Virgin Tenants (by S i d [MO]) Posted on: Nov 5, 2018 6:19 AM

Btw, forgot to mention: with newbies where I can't do the 2-minute in home inspection, I will put them on a 90 days "trial lease" that automatically renews for 9 months upon successful completion. That way if they get stupid in the first 3 months I simply non-renew them with a 30 day notice.

Having this "trial period" hanging over their heads goes a long way to ensure proper compliance, more so than any stink eye I can throw at them during our "talk/lease explanation." It's a combination of the old "Carrot/Stick" motivational principle:

Carrot = if you do well you get a real lease.

Stick = if you don't do well you will be moving again very soon and not at your option.

Virgin Tenants (by WMH [NC]) Posted on: Nov 5, 2018 6:23 AM

Roy, our tiny houses range in size from 256 square foot studios to 650 square foot cottages. The cottages are legally two bedrooms but in order to get laundry rooms, we installed the washer & dryer in the second bedroom and call it a utility room. Most tenants have also put a single bed in there for visitors (people at the beach get visitors!) The bedrooms are tiny, they barely fit a queen size bed and a dresser.

We do have a few 1000 square foot townhouses. We list those as "large" LOL! And a few mobile homes that are pretty big. They were 3-2 but we turn them into 2-2's. The smallest former bedroom becomes an office or guest room.

Our houses are tiny compared to the huge 10-12-24 bedroom rental machines all around us.

Virgin Tenants (by myob [GA]) Posted on: Nov 5, 2018 6:41 AM

Roy the sky's not falling after all!!!!

Gail GA-- Gail I hear you loud and clear. I had gotten down to selling at the courthouse steps a home I sold last year. Women is 37 has 3 grown (teenagers) and was pregnant with the 4th. The man is in jail and is a convicted felon-- how do people make these types of decisions in life? She also accused me of charging her to much for the house and interest that was to high yada yada yada.

She owed 3K and Saturday she calls and says she has it-- so I meet her at the H-depot lot and she gives me 1900.00 in MO's and 1100.00 in cash-------- swears this will not happen again.

So I ask you: its Nov getting into the holidays-- do I foreclose and then have to evict her from a home she use to own-- over the holidays? Ruin her and my joyous days coming up. This upsets me to no end.

Virgin Tenants (by Roy [AL]) Posted on: Nov 5, 2018 7:21 AM


Can you post some exterior photos of your 'tiny houses'? The ones near the beach, are they built on stilts ?

Virgin Tenants (by WMH [NC]) Posted on: Nov 5, 2018 8:11 AM

The small cottages are on short stilts. Then we have one modular home that is on such tall stilts it looks ridiculous, but it never floods LOL!

Our townhouses are not in a flood zone, so no stilts.

I can't figure out how to post pictures anymore. I apparently don't know my name OR password, and the email address I used to sign up YEARS and YEARS ago is long gone so I can't recover them.

Virgin Tenants (by MikeA [TX]) Posted on: Nov 5, 2018 8:24 AM


Sounds like keepers. Making $4000/month gross and looking at a $475 unit sounds like they are being realistic on their expectations. If they don't have a bunch of debt (or rack up a bunch) then they should do fine.

The biggest issue I've had with first timers is that you have to stress that this is a legal contract they are entering into (if you go with a lease), they tend to have shallow roots and move at a whim if they get bored even if they signed a lease.

Virgin Tenants (by Dave [MO]) Posted on: Nov 5, 2018 8:52 AM

I wouldn't have a problem renting to them.

They both income qualify, if one leaves the other has no excuse not to pay.

I will speak to parents and ask questions just like I would a LL.

I have found virgin tenants either go bad or do well and have no issues. 90% 0f mine have gone well.

What is your come to Jesus meeting, like?

Side note my 18yr. tenant paid.

Virgin Tenants (by Still Learning [NH]) Posted on: Nov 5, 2018 11:07 AM

I rent to a variety of young couples first apt together or roommates right out of college. If there are no landlord references, just starting job, no credit history, etc then I get a co-signer. I don’t think they are any more or less stable than long time couples who break up, job relocations, couples that buy a house, singles that meet someone... During showings or when they apply, I will mention this is not a frat house, no loud parties, for the quiet enjoyment of all. I do take the time to go over every clause in the lease so we are all on the same page especially with rent payment, breaking leases, pets, etc. I did just move a new couple in with a co-signer that was either going to go swimmingly well or I would regret, so I gave them a 6 month lease pulling me to the spring market if I needed to send them on their way instead or renewing.

Virgin Tenants (by Roy [AL]) Posted on: Nov 5, 2018 1:45 PM

Thanks for all of the advice on 1st timers. I am going to roll the dice and take a chance on them.

Virgin Tenants (by BRAD 20,000 [IN]) Posted on: Nov 5, 2018 11:39 PM


Our criteria does not accept first time renters. First timers can be very time consuming.

We would only accept your applicants with the parents also signing the lease.

Spend extra time orienting them to the new lease and drop by often.


Virgin Tenants (by Roy [AL]) Posted on: Nov 6, 2018 1:42 AM


Last night, with only a dim porch light on and it was raining too, this couple and I sat down on the hard concrete front porch together (no chairs here) and I read my lease to them. It was like telling a bedtime story to two small children here. And they listened carefully to everything I had to say.

Yes, these kids are trainable since they are young, naive and no other LL has corrupted them.

1 vacancy down, 4 to go. I am 'rocking and rolling' now.

Virgin Tenants (by Roy [AL]) Posted on: Nov 6, 2018 3:27 AM


In the past, when I have put parents on the lease as 'co-signers',..I would regret it soon afterwards. Think over-bearing 'helicopter parents' here. Any conversation I had with the tenants, got relayed back to the parents and then the parents would call me and give me their point of view. It was the parents that got on my nerves.

Virgin Tenants (by WMH [NC]) Posted on: Nov 6, 2018 3:59 AM

I agree: no parents!! Much easier to deal with young people than with their parents.

Virgin Tenants (by baman [AL]) Posted on: Nov 6, 2018 4:42 AM

I would rent to them and get the parents as cosigners on the lease. Make sure they are listed on the lease. Here in Alabama you can only get the maximum of one months rent for the deposit. That is state law.

Virgin Tenants (by AllyM [NJ]) Posted on: Nov 6, 2018 5:42 AM

Mine paid cash last night just before the late fee kicked in. All is good.

Virgin Tenants (by S i d [MO]) Posted on: Nov 6, 2018 5:42 AM

Simply let parents know at the outset that all you need from them is their financial guarantee, not their input on how to run your business. They are welcome to advise and council with their offspring as much as they like, but when the rubber meets the road these young people need to learn to deal with the land lord without a parent "crutch".

Maybe frame it that way: "Mr. and Mrs. Jones, I know you'll probably have some great life-advice for your kids. Parental involvement is great! How about we agree that you are their counselors, mentors, shoulder-to-cry on, but when it comes time to be responsible adults we want them to learn how to do this on their own?"

Then if they pester you...."All calls go to voicemail." Seems like I've heard that somewhere before. (*wink)

Virgin Tenants (by David [MI]) Posted on: Nov 6, 2018 6:32 AM

Ha, the only call I've gotten from a parent is from a mom who wanted to make sure her son was paying rent on time and she demanded I let her know if there were any problems with me getting the rent :)

Virgin Tenants (by Shelby [IA]) Posted on: Nov 6, 2018 7:38 PM

Roy, I have first time renters for my smallest house, 600 square feet. They are decent renters, not many issues. They are the last to pay, but they pay each month along with late fees. Since they’ve been with me 2 years they are engaged, have adopted 2 cats, almost broke up and the guy has had 6 different jobs. But they’re decent. I say go for it. Be firm, I had a talk with mine a couple months ago about them getting later and later with rent... told them in a real nice way that they need to be more punctual and they listened and are better. They may need a little more hand holding. My husband had to help with light bulbs, the guy doesn’t know how to program the thermostat and it stopped one day because he didn’t put the new batteries in right lol

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