So a year ago - the sky was falling.

Since we have found out that the world is still spinning and we are still here, I am finding out that most of my residents are also still here.

Truth be told, my annual retention rate is the highest I have ever had since I started measuring it. My residents have knuckled down for the most part. The ones that have left, have left with my nudging. So Covid has not all bad news here.

So I have a two part question:

1) How is your retention rate rate over the past 12 months?

2) How do you see your retention rate moving in the year ahead?

Three units went vacant. Two bought a house and one relocated for work. It took a while to fill the one and the current vacancy is slow moving. Typical dead of winter stuff though.

Anyway forward in real estate is very cloudy to me at this point, though. I'm very leery of adding more rentals and there are no flips to be had. People are not selling their homes right now. No one is calling my signs or ads with anything for sale and there is nothing listed on the MLS.

I've had people move but as always, the units were rented before the old tenants moved out. I have four people moving in March 1st at 4 units. Actually one couple has agreed to wait until the next weekend because we offered them new flooring. We said no pro-rating as it was a choice, and they are thrilled to get a new floor so no rent lost.

Raised SD to 2 months rent and getting it without issue.

I've mentioned I've had one no pay, Jan & Feb so two months rent, she is out on the 25th and new guy comes in on the 1st. I had less than 1.5 months rent as SD and there's damage from her abusive boyfriend (long gone) so a couple of doors to fix too. All told we will probably lose $1k on her.

Have one ignoring me-- in 2019 she had 8 dispo's in 9 months so nothing new for her. Have one who owes 200.00 and one who owes 1200.00 but we have a consent order.

Here in our county the sheriff will not serve -- even with the writ of possession in hand from the court. Point being we have the court order but no one will enforce it-- no one being the sheriff's bunch. So we have the sheriff dept. now making the rules-- not the legislature or court.

Retention is about normal. I had a long stretch where no one moved, then around Nov I had five places gave notice and/or buy out their leases within about six weeks. Took a little hustle, but got them all filled except for one. The last 2 weeks are clobbering my fast turn around rate. Zero inquires or showings for about a week and a half while the weather was terrible. But today I had five inquires, so off to a good start!

Had to file on two non-payers in 2020, but they caught up and are now back in good standing.

Most of my tenants with issues bring things on themselves. They decided not to go into work because they fear exposure to the infected. So no work then no money. Then their savings dwindle and they put in their 30 day notice. Then when they see work, moving and more expenses, they declare -- "I have what-ever he has that puts me in the class of not having to pay rent for the next 14 months"!

Then I file an eviction for cause and win the case only to have the Sheriff told the tenant file the form, "excuses why I don't have to move" and my lock out is in limbo.

Late November/early December was a rough patch where I had a few folks shake out. Thus far I have had to remove only one person during the Covid year. Everyone else understands that you can't live for free. Two of my residents are on payment plans. as long as they are trying, I am willing to extend an olive branch. Both of them were genuinely negatively impacted.