I've never used one,..we are talking amount beyond small claims, going back

to no pay COVID and then causing a problem every 6 months and the BOH coming out to write in up. In this state then you can't evict for 6 months and they know it. Then rt before that is up, they do it again.

So I am talking about 40K and finally we have a court action for eviction, but who knows in this state what is going to be done,

These type people often do not have long term good jobs that they don't want to lose. They are often on welfare, unemployment, social security, etc where those are not garnishable. If they do have an actual job it is often low wage and thus you won't get even $20 a month, IF you collect. They treat these low end jobs as disposable and if you actually manage to garnish them, they just quit and get a different one. Often they work under the table for cash only and you generally won't find that because they work for different people.

If you have their correct social security number you can always write it off and send them a 1099 for debt that is forgiven/discharged but you still don't have the money.

They don't care if their credit is bad as they look for mom and pop landlords that don't check or they make up a story to explain it or they lie and give you a phony social security number and/or fake names. They do this to the utility companies as well.

The laws in this country are heavily skewed in favor of the deadbeats, the cheats, the bums because there are plenty of them and they might vote if someone gives them a drink or a pack of cigs.

Definitely hire a lawyer. One who is used to dealing with evictions and collections. More likely than not you will have to go to court and face the deadbeat. You will have your lawyer there and the court will have some protection for you.

I have heard of a few cases where the person asked to have a deputy follow them to their car because of the violent nature of the other person.

My first thought with them owing you that much is they will file BK. You will most likely not get anything out of them. But you still need to try. Spend a little more time and money to make them realize. It will also cause problems for them when they try to find other housing.

As Richard said if you do get to garnish them it will probably be hit or miss most times and not very much when you do. My opinion is that if the money I do collect is enough to pay the collections company to keep at it then it is money well spent. I do not plan on collecting anything so it is all a bonus.

I have heard of it being done but have never done it myself.

As mentioned earlier I am fine with slowly dragging money out of their pockets. Just as a reminder of what they did to me.

I have never tried to attach to a bank account either. I know it can be done as well.

My thoughts on those two aspects is that it is a one and done. Can't go back and try again later.