changing world
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changing world (by 6x6 [TN]) Sep 3, 2021 11:11 AM
       changing world (by NE [PA]) Sep 3, 2021 11:17 AM
       changing world (by plenty [MO]) Sep 3, 2021 11:24 AM
       changing world (by NE [PA]) Sep 3, 2021 11:29 AM
       changing world (by myob [GA]) Sep 3, 2021 11:51 AM
       changing world (by Roy [AL]) Sep 3, 2021 11:58 AM
       changing world (by NE [PA]) Sep 3, 2021 12:01 PM
       changing world (by Roy [AL]) Sep 3, 2021 12:12 PM
       changing world (by NE [PA]) Sep 3, 2021 12:16 PM
       changing world (by R [OH]) Sep 3, 2021 12:21 PM
       changing world (by Ray-N-Pa [PA]) Sep 3, 2021 12:24 PM
       changing world (by Richard [MI]) Sep 3, 2021 12:29 PM
       changing world (by myob [GA]) Sep 3, 2021 1:31 PM
       changing world (by 6x6 [TN]) Sep 3, 2021 1:32 PM
       changing world (by Busy [WI]) Sep 3, 2021 1:43 PM
       changing world (by hubba huibba [CA]) Sep 3, 2021 1:52 PM
       changing world (by NE [PA]) Sep 3, 2021 1:57 PM
       changing world (by hubba huibba [CA]) Sep 3, 2021 2:00 PM
       changing world (by NE [PA]) Sep 3, 2021 2:06 PM
       changing world (by hubba huibba [CA]) Sep 3, 2021 2:19 PM
       changing world (by NE [PA]) Sep 3, 2021 2:21 PM
       changing world (by Ken [NY]) Sep 3, 2021 2:24 PM
       changing world (by hubba huibba [CA]) Sep 3, 2021 2:33 PM
       changing world (by RB [MI]) Sep 3, 2021 2:37 PM
       changing world (by hubba huibba [CA]) Sep 3, 2021 2:41 PM
       changing world (by Laura [MD]) Sep 3, 2021 3:41 PM
       changing world (by hubba huibba [CA]) Sep 3, 2021 4:23 PM
       changing world (by NE [PA]) Sep 3, 2021 4:34 PM
       changing world (by Allym [NJ]) Sep 3, 2021 6:25 PM
       changing world (by Renne [TX]) Sep 3, 2021 6:39 PM
       changing world (by Vee [OH]) Sep 3, 2021 8:09 PM
       changing world (by 6x6 [TN]) Sep 3, 2021 8:47 PM
       changing world (by J [FL]) Sep 4, 2021 1:14 AM
       changing world (by Small potatoes [NY]) Sep 4, 2021 9:41 AM
       changing world (by pete [OR]) Sep 4, 2021 10:03 AM
       changing world (by J [FL]) Sep 4, 2021 10:32 AM
       changing world (by Oregon Woodsmoke [ID]) Sep 4, 2021 11:06 AM
       changing world (by Busy [WI]) Sep 4, 2021 6:11 PM
       changing world (by Rosie [VA]) Sep 5, 2021 1:32 AM
       changing world (by myob [GA]) Sep 5, 2021 9:33 AM
       changing world (by 6x6 [TN]) Sep 5, 2021 10:07 AM

changing world (by 6x6 [TN]) Posted on: Sep 3, 2021 11:11 AM

Ray's post "Did the Right Thing" and a recent problem has got me thinking. I am going to be really honest and open on this, please don't beat me up too bad.

I have a couple of young Gen Z's that I have rented to ( probably shouldn't have ). They were living in Fairfield CA and got married and decided to leave all of the madness and move to TN. Well, me being me and due to my background, I tend to look at things in the wrong direction when dealing with the rental and I think in terms of "What if it were me?" ( Please 6x6 stop doing that ) and I feel sorry for people. Of coarse that bites me in the rear. What is the definition of insanity?

I ultimately decided to rent to them because I felt that they were fairly honest people after looking them up on FB and then talking to them and meeting them. I required a full years rent in advance and renters insurance. As I stated, they are young and so are just getting started. He is basically a general laborer and he now has a job here as an iron worker in steel building construction. She had graduated college and went into the medical field. Thanks to all of the government over reach and dictatorship requiring people to take the useless shots in the medical field she has decided to not go to work in the medical field. I really do not blame her and she is very nice and has been honest to this point, that I can tell. The problem comes in for me because it is her medical field type of work that is a big factor in why I decided to rent to them. As it turns out though, the man did land a good job in Oak Ridge. She said that she was selling things online. She buys things and resales them. Well, that's fine, but I have no valid proof.

I was going to do a quarterly inspection this month and so, a couple of weeks ago, I texted both of them as to the maintenance check coming up and to set a time. I had also mentioned that I will be needing to pick up the applications that I had sent to them in the mail, along with the accounting sheet for there rent, in order to get updated information, now that they have settled in. I also mentioned that I will need the yard to be mowed and weeded and brush trimmed and flower garden areas ( 2 very small ones ) to be cleaned up. I mentioned this because they have been very lacking in doing this. Apparently she doesn't do any yard work as she always refers to him doing it. At this point I am not sure if she does anything, grins....

A couple of days before the inspection time she text me to reschedule because she was concerned with the bad weather coming in from the hurricane. The reason she mentioned was because she thought it would be unsafe to drive, WHAT? Oh, how sweet, she is concerned for me! I figure they didn't get the yard work done. No problem, I need dry weather to inspect the outside anyway so we rescheduled for a couple of days later. They have now had 2 weeks to get the yard ready for my inspection and have the apps filled out. Well, guess what! I arrive and the yard work was started but the rest of the, now wheat field, was not done. No weeding or flower beds done or bushes trimmed. She was in the process of filling out the application for her and probably his.

I really don't have patience for people but I am trying to change my attitude ( you might need to see a specialist 6x6 ). I asked her ( he is at work ) if the mower is still working and she said yes. She said that he hasn't had time to mow because he is working 10 hour days. Of coarse, I am thinking, " What's wrong with you?". She said that they are just going to hire someone to do it since he doesn't have time. I gave her the contact information for the guy that mowes at the end of the street. This must be a Millennial and Gen Z thing as non of them seem to want to mow there own yard.

So, I start looking in the house ( they are not house keepers ) and I see black specs on the ceiling and then flying insects. It appears that they have developed an insect problem. Okay, it happens. There are a lot of bugs down here. She said that she thought they were fruit flies and she did not know where they came from. She mentioned a remedy that she is going to try that her mother-n-law told her. I took a picture of one for further research. I finished inspecting the house, also looking for signs of unauthorized animals. Before I left, I had told her that I needed to come back for a reinspection in about a week to see that the flies were gone or she will need to hire pest control and also to see that the yard work is done. She had no problem with that and we set a time.

When I got back to the office I researched and found out that they are most likely fruit flies. I sent her an email with some information that I had found on line as well as tips from here and my own suggestions as how to get rid of them. I also put in the email a reminder of our next visit and about the lawn care.

On the bright side, we can communicate and get along, if I can get them to listen. I am being as polite and respectful as I can so as to keep the communication and relationship positive.

This whole COVID mess has really created a lot of changes and problems. Part of it being no qualified applicants and part of it being a lot of people moving out of state. The other changes are job related as people are not going back to work and are quitting work due to government hand outs and the government over reach of requiring vaccines and proof of them even though they are ineffective. We are living in a rapidly changing world.

changing world (by NE [PA]) Posted on: Sep 3, 2021 11:17 AM

No offense to you personally 6x6, but this is a perfect example of why we need to lose the star system and implement +/- voting system for discussions. 6x6, your post here is an absolute management disaster.

changing world (by plenty [MO]) Posted on: Sep 3, 2021 11:24 AM

NE Maybe so, but my thoughts are he handled the situation as a professional and I wouldn't have done anything different. When people relocated from different climates or situations (From other areas) they truly do not know how to deal with what the locals think is common knowledge. It's not covid, it's just people. I like that how you handled the situation and set a date and gave them some resources. They are your residents now, for a year, you can decided if they are corporative and worth keeping, everyday they tell you the answer. You are still in an adjustment period with them. Good job Landlord!

changing world (by NE [PA]) Posted on: Sep 3, 2021 11:29 AM

Plenty, you have what would appear to an outsider as the top rated landlord on this site posing a scenario that is Loaded with things that: #1 donít really matter in the bigger picture of landlordibg and #2 with an increase the volume of units wouldnít even be On the radar of a large scale operator. Running around chasing fruit flies? I hope for your own sake, 6 x 6, that that lawnmower isnít one you provided to them. Ultimately, in this thread, I see a lot of self created stress.

changing world (by myob [GA]) Posted on: Sep 3, 2021 11:51 AM

I don't want to beat you up but 6x your using C-19 and your past as a crutch. You have been on this site way to long to do this kind of STUFF. Plenty -- professional doesn't mean sometimes.

I don't control the star system and leave that to the owner of the site. I have mentioned, several times, that some who are posting as "pro's" and their words are deemed as gospel don't know-- as was stated in the movie The Jerk S**T from Shinola.

NE you are heading to he land of "if you tell the truth" your an iditol???

6X I usually enjoy your posts and observations but this post is out in space and honestly not expected from you-- at least by me anyway.

changing world (by Roy [AL]) Posted on: Sep 3, 2021 11:58 AM


You got 12 months of rent in advance? That is something I have never done. What is your secret here?

changing world (by NE [PA]) Posted on: Sep 3, 2021 12:01 PM

Right there is another example. How many times do we discuss on here of how taking 12 months upfront could be an actual disadvantage? Especially if itís flaunted by an applicant?

changing world (by Roy [AL]) Posted on: Sep 3, 2021 12:12 PM


What is your point here?

changing world (by NE [PA]) Posted on: Sep 3, 2021 12:16 PM

Roy, read my posts.

changing world (by R [OH]) Posted on: Sep 3, 2021 12:21 PM

Would one month's rent and 11 months deposit (or just the dollar amount of 11 months rent) have worked? --12.47.xx.xx

changing world (by Ray-N-Pa [PA]) Posted on: Sep 3, 2021 12:24 PM

6 er

You get bonus points for being humble and true to your roots. Now you need to hold your residents accountable and responsible.

Please let them know that you can reschedule. Let them know that two days before the inspection that if the lawn isn't mowed that you will need to collect the fee for hiring that out. You will be there to collect that fee during the inspection.

I don't expect that they will be too responsive. Why? There is a rule of management that they beat into your head when you make Chief Petty Officer: It is always easier to ease up on a standard than to buckle down.

I believe at this point, you need to see how they respond....but I am see a rough road ahead for both you and them. So let them know no one wins if they need to get booted out for not keeping the place up. Instead the prepaid rent will be used along with the deposit to reclaim damages.

I do hope though for you and your tenant's benefit, that things do work out

changing world (by Richard [MI]) Posted on: Sep 3, 2021 12:29 PM


You've got an opportunity here to not only improve your management skills but make some extra money as well.

* Increase the rent and take over the yard work. They have demonstrated that they are not interested in it. Either do it yourself and pocket the money for doing this or find someone reliable and pay them and keep the difference between what you charge and what you pay the other guy. If you do it yourself, you'll quickly see what works and what does not. The end result will be a lawn that takes a minimum of time to cut and produces a good return for your time. Use the lawn to produce extra money for yourself.

* Require the tenant to keep the place free of pests OR you inspect and do the same thing as with the lawn. Raise the rent to cover it and hire someone and pocket the difference. Then you know it is done like you want and you make a profit.

When you use this approach, you will have better looking and cleaner, bug free places plus you will make extra money. When you get more units, the profits from this will go up. Use these profits to buy more places where ever you decide to do it.

Not everyone will agree with this method but that's Ok as there are many ways to operate a business. The thing is you should be in control. --24.180.xx.xx

changing world (by myob [GA]) Posted on: Sep 3, 2021 1:31 PM

Richard MI I think everyone does agree. We have rules and contract paragraphs-- along with common sense.

Don't fall back in to the pit with "I'm an easy mark" thinking.

Ya gotta be tough 6. You didn't come this far to slack off.

You can be a softy with family....

NE I don't care if they gave 2 years rent. I'll terminate the lease in a second. I've threatened with notices to cure and wonder of wonder it's corrected. Just because they pay in advance-- doesn't change the rule.

changing world (by 6x6 [TN]) Posted on: Sep 3, 2021 1:32 PM

Thank you everyone for your honest answers and for your guidance. One thing that I really love about this forum is the ability to learn from others who are so much smarter and more experienced then myself. With that said, I probably should stop posting on here because it may be giving the impression to others that I am an experienced LL when I truly am not.

I mentioned "due to my back ground" to point to the fact of the way that I think and why that I do some of the things that I do even though I know better. It has a lasting effect on my life that is completely different then the professional world, that I so want to be a part of. It is something that I constantly have to work on and this forum and all of you awesome LL's help me do that. I will continue working on this and will reflect on the honesty to improve.

I know that I have made a mistake and that I knew better as I have been on here long enough to know. I will use this as a learning tool. This site is great to learn from, if I can just clear my head. I have a lot of things to think about. Thank you all for your support and time.

changing world (by Busy [WI]) Posted on: Sep 3, 2021 1:43 PM

Ok, I donít see a lot wrong with what you have done. Iím with Plenty and Richard. 6x6, you are salvaging the situation, and it wasnít such a hot mess in the first place. Really, pretty little things, in my never humble opinion.

We already know you arenít looking to be the next tycoon of real estate, more of a side hustle for you, and maybe a study in human behavior. Thatís what I do.

Oh, I know Iíd be probably the MOST likely to get voted off the island of professional landlords HERE. Iím perfectly OK with that, as I have ALWAYS, always, ALWAYS taken the road less travelled. It made all the difference.

changing world (by hubba huibba [CA]) Posted on: Sep 3, 2021 1:52 PM

Never confuse the boring but really solid LL advice on this board with the popularity contest some would like to run.

You're doing fine. LL on.

changing world (by NE [PA]) Posted on: Sep 3, 2021 1:57 PM

Hubba hubba, Iím not exactly sure what you mean, but my idea of a ratings system is the exact opposite of a popularity contest.

changing world (by hubba huibba [CA]) Posted on: Sep 3, 2021 2:00 PM

I'm sure that you have a well thought out system for unbiased evaluation of all the postings. I've seen it a work.

changing world (by NE [PA]) Posted on: Sep 3, 2021 2:06 PM

Exactly. Thumbs up, thumbs down. There are tons of people who read here who never post. Let them have a say without having a name. Let the ratios speak for themselves. If you have a poster who posts _______ to a question and it gets 85 thumbs down and 10 up, well, at least the newbies have a way to discern good info from bad. Especially in todayís world. Someone can get themselves into a whole message trouble real fast by just taking everything at face value and going forward with it. You see a poster at the top of the list with three stars asking some relatively elementary stuff it doesnít make any sense to me.

changing world (by hubba huibba [CA]) Posted on: Sep 3, 2021 2:19 PM

Most people can form their own opinion without our help. Its pretty easy to separate the practical from the political. I mostly read this forum for its entertainment value.

The nut jobs and the armchair constitutional scholars are no end of fun.

changing world (by NE [PA]) Posted on: Sep 3, 2021 2:21 PM

Starry eyed impressionable newbies donít always have the ability to know the difference hubba Bubba.

changing world (by Ken [NY]) Posted on: Sep 3, 2021 2:24 PM

I dont see a big problem.You got a years rent up front,good for you.They havent mowed the lawn,no big deal and you are dealing with it,they mow it or you hire someone and charge them again no big deal,not like they have wrecked the place.As long as they are paying it doesnt matter if she keeps a job or if he works extra to pay for it. You may need to piece together info about new jobs etc as you talk to them and put a note in there file.Here is a suggestion for doing the job in the future.Pick someone you know who is a tough task master or someone on here who is tough and say to yourself,i have to make this decision,how would i deal with it if i worked for Brad and had to make him happy and there is your decision of how to deal with any given issue

changing world (by hubba huibba [CA]) Posted on: Sep 3, 2021 2:33 PM

You sell our fellow landlords short NE. It takes about 5 minutes here to figure out what's what.

changing world (by RB [MI]) Posted on: Sep 3, 2021 2:37 PM

What does on-line dating and a Landlord site

have in common ?

Not many things are (truly) as they appear.

changing world (by hubba huibba [CA]) Posted on: Sep 3, 2021 2:41 PM

Wha? You take that back RB. She really is a 25 year old supermodel.

changing world (by Laura [MD]) Posted on: Sep 3, 2021 3:41 PM

The star system is nothing but an indication of how much you relationship to the value of the posts. The owner wants to encourage folks to you earn stars for posting, sort of like it was in first grade. Any moron can get 3 stars on here, as proven many many times. Just a question of how much time you devote to posting on the website....the stars are devoid of a quality connection!

changing world (by hubba huibba [CA]) Posted on: Sep 3, 2021 4:23 PM

Well stated Laura.

changing world (by NE [PA]) Posted on: Sep 3, 2021 4:34 PM

Exactly Laura.

changing world (by Allym [NJ]) Posted on: Sep 3, 2021 6:25 PM

I don't see any problems with the post or 6 x 6 management of the situation. It was tricky. It's working out. I would probably not expect them to do yard work. I don't. I hire someone. People stay and the yards look good. The guy is making good money. Leave him alone and hire out the grass. --108.24.xx.xx

changing world (by Renne [TX]) Posted on: Sep 3, 2021 6:39 PM

6 x 6,

I have helped many young people who rented our homes learn to be responsible tenants. Part of our training is the lease signing which is extremely long. :-) I would say at least an hour and I bring pizza and a G-rated beverage for them to enjoy later.

Most of our leasing is done without a person thanks to lockbox showings, and DocuSign etc, but we do like for a real live person to walk them through the home. We go over every single part of the lease and we walk them through the house and show them how to clean an air conditioner filter if it is a window unit, or how to replace the central air conditioner filter. I assume that they do not know how to do anything.

I have had calls from tenants who were complaining about insects and wanted to know when we were going to be over to fix it. I send them the appropriate documentation from the lease saying that they were responsible for keeping the home in the same pest-free condition that they found it in along with the contact information of several local pest control companies.

My initial instinct is to get way too personally involved and want to run right over and fix the problem. I am training myself to not be that person.

In our lease, we have a clause which says if the grass is over 6 in long or whatever that we will mow the grass and bill the tenant. In our lease signing I explained that I will not notify them when I am sending our mowing gentleman over. In practice, the first time I usually give a two days heads up. Once that heads up has happened it gets mowed and we bill them. That bill is due with the next rental cycle.

I too have had people with yards that were one foot tall very aggravated with me because I had their yard mowed and billed them, because they had mowed a 6-foot wide strip and they were "going to do the rest of it later". I am very polite, but just continue to refer back to the lease.

We had one gentleman pay rent one year in advance and we had no problems. We continued to do our twice yearly inspection and if we had found anything wrong, we would have had no problems asking him to leave and then refunding whatever was left of his prepaid rent.

You are very right about times changing. Frank Rolfe, the mobile home park guru, talks a lot about how mom-and-pop owners of mobile home parks have not kept up with the times and they are usually not as profitable as they could be because of that. They have become friends with the tenants and do not want to raise the rent because Mr or Mrs so-and-so cannot afford any extra. I am guilty of that myself. They have not kept up with technology, they are still going house-to-house collecting rent, they have not utilized the internet, they do not have a website, Etc.

I am trying not to be that mom-and-pop operator!

All the best!


changing world (by Vee [OH]) Posted on: Sep 3, 2021 8:09 PM

About the fruit flies try adding a 1/2 cup of corn oil to drains that are seldom used to close the ability for laying eggs in the water - this is a popular breeding ground for insects of many varieties and easy to operate, unlike cooking grease it remains a liquid.

Before going to air-bnb for most places I had many student rentals which are prepaid in 2 semester increments so what you did is really common, you gave them a grace period along with some weather related deferment which is fine, my family would do the same thing - so now the hurricane has dissolved and time to get back to routine maintenance or you have someone come and deduct from the escrow held prepaid account - you must give a monthly tabulation of expenses and go along to the next month inspecting quick and to the point. they will see the deduction for hiring help where the lease show and now lack of performance, no need to babysit - just follow the 90 day interior inspection pattern...

changing world (by 6x6 [TN]) Posted on: Sep 3, 2021 8:47 PM

Thank you for the added suggestions and examples.

I was thinking along the lines of Vee and deducting from the prepaid amount and also trying to collect at that moment and keep the prepaid amount in tact, something that I will be pondering.

I actually spent about 3 hours going over the lease with them and pointed out things such as pest control and the lawn mowing. In fact I had one of them read it. Obviously that didn't go to plan. Sending them a copy of that part of the lease is a good idea.

I am hoping to be able to keep the communication level in tact as I deal with this.

changing world (by J [FL]) Posted on: Sep 4, 2021 1:14 AM

I haven't read this entire thread, so sorry if mentioned already but...I found out years ago that if you're going to require mowing and other lawncare by tenant you have to have some hard penalties -- fees -- in the lease if they fail to do it, and then enforce that if they don't perform. Getting upset with them verbally, writing letters to them, will do nothing. They will just tell you that the mower broke, etc.

changing world (by Small potatoes [NY]) Posted on: Sep 4, 2021 9:41 AM

6x don't beat yourself up. It's a learning curve. Ken is the most recent good advise. The rest is nonsense chatter by 'experienced' ll complaining about nonsense posts, lol

changing world (by pete [OR]) Posted on: Sep 4, 2021 10:03 AM

I had some tenants who would not mow the whole lawn. The wife would lay in bed watching tv while the husband worked full time. She would say her husband loves to weed wack the yard which was waist high. It is an interesting business.

changing world (by J [FL]) Posted on: Sep 4, 2021 10:32 AM


Even if the T does hire someone else to do the mowing, that individual may do a bad job too. I had that happen. You still have to keep on top of things and drive by the property regularly to see that it is being done, or else you end up with code violations or worse an overgrown jungle that can't just easily be mowed anymore.

changing world (by Oregon Woodsmoke [ID]) Posted on: Sep 4, 2021 11:06 AM

Some people are placing too much value on the stars. If a person has never been to this site before, they wouldn't even know what the stars mean. Does anyone even notice the stars?

Anyone who has spent more than two weeks on the internet already knows that not all the advice on the internet is good and that not everything read on the internet is true, so everything seen on the internet has to be evaluated for possible worth. If they are too dumb to understand that, they aren't going to last as a landlord and their failure has nothing to do with this site.

And, by the way, the most harmful and constantly bad advice on this site is coming from a person with three stars. The stars are no indication of value.

changing world (by Busy [WI]) Posted on: Sep 4, 2021 6:11 PM

BTW, it does sound as if the landscape is too complicated for a rental. I loved to garden/ but even I have simplified. No more bushes that need frequent trimming, no fussy plants, and make the grass shape easy to mow.

If anyone is uncertain about landscaping, I always advise looking out for a nicely groomed business, and copy ideas from that. They paid a designer to set up a landscape that looks good on relatively little care.

changing world (by Rosie [VA]) Posted on: Sep 5, 2021 1:32 AM

Yes, the world is changing. There are more and more tenants who don't have any experience (or interest) in tending a lawn, changing filters, spraying for bugs, etc. We've been landlording for more than 30 years now, and the knowledge level and interest in minor home maintenance chores has definitely decreased. All of our SFH's are within 20 miles of our home, so we try to do drive-by's at least once a month to make sure at least the grass is being cut and the outside isn't junky. We go over all our expectations (which are spelled out in our lease) before we offer the property, and again at lease signing. For things like grass cutting, etc. we do say in the lease that if it's not done we will get it done and charge them for it. I think I'll add a penalty clause as some have suggested above.

Honestly, though, we can only do the best we can. We can't necessarily have a perfect crystal ball that will ensure that the tenants will do what is expected without prompting. We can try to screen beforehand, keep a good eye on our property, and call them on it when they don't perform. --73.148.x.xx

changing world (by myob [GA]) Posted on: Sep 5, 2021 9:33 AM

6x now that so many have given their opinion (s) lets go back to your post. You seem to truly want to learn and from what I've seen over the year (s) is a willingness to do so.

I for one would print off your post. Using what you now know make comments to yourself as to what you did right and wrong. Particularly make comments about your injection of personal feelings when dealing with rentals and placing people in them.

I certainly agree getting 1 year rent up front is a winner BUT as you see it has consequences-- but those consequences have been exacerbated but you not acting-- whether paid up front or not you have obligations to your property.

When reading posts that say nothing wrong it makes me back up and wonder who's posting this.

This site is to AID LL's and future LL's not sugar coat or make a popularity contest for posters. It is also a site to help LL's not tenants with legal traps for LL's as has been recently posted by someone in CA. giving specific direction to a tenant on the steps to sue his LL.

Again not to beat you up (you have done enough of that to yourself) but to learn-- you have potential in my book.

Good luck.

changing world (by 6x6 [TN]) Posted on: Sep 5, 2021 10:07 AM

Thank you everyone for the continued replies and suggestions. Some good ideas mentioned by lots here. I definitely plan on using this as a learning experience.

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