Lesson 3 - Late Rents & Evictions

99% of late-rent problems are solved before they ever become evictions.
Do this wrong → months of lost rent and court.
Do this right → you almost never lose a dime.

LESSON 3: LATE RENTS & EVICTIONS — THE ZERO-TOLERANCE SYSTEM

My exact timeline (Use local laws and talk with an expert and professional attorney)

• Rent due 1st

• $50 late fee on the 5th (written in lease)

• Text + email on the 5th at 9am:
  “Hi [Tenant], rent was due on the 1st. $50 late fee added. Please pay today to avoid 3-day notice tomorrow.”

• 3-Day Notice to Pay or Quit delivered on the 6th (if still unpaid)

• File eviction on day 9 if still unpaid → they almost always pay or leave

Real results using this system

• 5 years owning 10+buildings

• Only 2 evictions total

• Collected 80% of late fees → extra $1,200–$2,000/yr profit

Eviction Flowchart

1. Day 5 → late text + fee

2. Day 6 → serve 3-day notice

3. Day 9 → file eviction at courthouse ($150–$250)

4. Court date (10–30 days later) → 98% pay or move out before hearing

5. Sheriff lockout only if they’re still there (rare)

ACTION #3 — DO THIS TODAY

1. Find a local eviction attorney

2. Determine your own Eviction Flowchart + 3-Day Notice Template for your local area

3. Add the exact late-fee and 3-day language to your lease (depending on your laws)

4. Save my late-rent text script in your phone notes

Do this once → late rents become profit, not pain.

Next lesson: Taxes & CPA — keep more of what you make.

One late tenant handled right = thousands saved.

See you in Lesson 4 — tax time!