Landlords, I am having a tough time with this most recent vacancy.

I have found over many attempts that realtors or listing agents tend to just bring bodies to the party not great or good even solid tenants. They usually want to turn a fast buck and say they will try harder next time while the landlord eats the loss.

I've learned from issues with agents to ask the right questions before hiring them and get things in writing. I hired an agent to review a house that I wanted to sell. They told me to spend $1,500 on carpeting, $1,200 on a paint job, new appliances. I needed to have the place ready for her listing in 3 or 4 weeks. I got the house done in 2-1/2 weeks and signed the sales contract.

This realtor took two vacations during this 3 month listing period having someone in their office represent her. He was a joke. No fancy showings with a few things for the agents to eat or drink. The weather was in the high 90's and everyone wanted at least a bottle of water. They wouldn't provide that.

So the next time I listed any property with an agent to Rent or Sell, I wanted it in writing they were going the showings, when there was going to be an open house -- how many times a week and for what period would they show the property.

So I sat back and noticed for the agents real big repeat clients, they agents show those rental first, spending 2 hours there. Then do a quick 30 minute showing at my rental.

New agent? No. You need someone experienced. You're probably more experienced than this person is, so why pay half a month's rent to someone who doesn't know any more than you do (and probably know less)?

Half a month to one month's rent as a fee is a normal cost where I'm at, but that's for an experienced agent with a team who is known for getting results. You get away with half month if they are property managers because then they continue to collect income each month from the 10% management fee and maintenance mark ups. Leasing only charges 1 month because it's hardly worth their effort with all the showings and screening for a half month of rent.

The one time I used a leasing agent it was a disaster. The guy put in a buddy of his who only paid rent for 2 months, then left and trashed the place. Supposedly (if one were to believe the tenant) the leasing agent came over and 'partied' with them, which explained the holes I found punched in the wall.

If you do use a leasing agency, do your due diligence. Screening for a tenant is one thing: screening a leasing service is another. I'd want no fewer than 3 verified references who have been with the company in question for a minimum of 3 years to prove they knew how to handle leasing during the pandemic.

There must be good rental managers somewhere. They can't all be bad, but my experience with them was awful and I see what they put into the units located around mine, and I would rather find tenants myself.

If the applicants are aware there are rental applications to be filled out by all adults they will never bother to show up. Rentals with separated utilities they will not show up as they owe utilities. While the cost of being out photocopied is like spending pennies on the dollar compared to a eviction along with completely trashed out rental unit. Right now vacancies are really low where the problem tenants are starting to realize that getting evicted they are going to have leave the private sector rental housing where the community housing authority is housing as a last resort. Oh I lost my birth certificate where I will give out social insurance number while come back when you have a legal identity documents. It is common to change one letter in surname. We do not rent to a alias or can run a thorough credit check without proper identity as consent first. It is not there are more problem tenants rather there is less rental units that just hand out keys. Those who rented houses have left as evictions and damages they sold out.

I have tried these rental agents too. They are useless and they do not have a secret stash of good applicants that we do not know about. They advertise just like we do and pick the first person with money in hand. You will have to deal with the consequences long after this placement.

Every time I've used a real estate agent to buy/sell property, I've ended up doing most of the leg work.

Any nitwit can pass an RE test. Even I had an RE license once!

What was that Groucho Marx said? "I don’t want to belong to any club that would accept me as one of its members.”

Don't think you'll get any better clientele using an agent than screening yourself. And yes it is frustrating and depressing.

Just today: "I'm in dier (sic) circumstance as I have to leave on the 24th"

Me: May I ask why you are moving? (figure I'd have a littel fun since said applicant was so hesitant to follow the process--yet another red flag)

Applicant: "yes"

Me: "why are you moving?"

Applicant: "because my disabled kids make too much noise and I'm being evicted because of it."

Just for fun I looked her up in my various DBs that I have. Long, long record of disturbances at her current property. her social media is nothing but silliness and duck face.

Applicant: "can I get the $20 app fee waived? I'm on S8 through the local alcohol and drug treatment center (huh?) and on DSS but my fico is 641."

Me: The $20 rental.com fee does not go to us