State Specific Question About: FLORIDA (FL)

Hello,

I hope to have your thoughts to factor a decision on tenants selection by tomorrow mid day for our FL home. We received 3 applications and need to decide between below two:

(a) A sheriff for a year. He is in the late 40. Claimed as a great tenant for past landlords as well as an easy going person; claimed keep his place neat & clean inside and outside. I haven't hear back from a voice message to the current landlord and my realtor will try to call this tomorrow. His college daughter would live there sometimes. His credit score is 522; he claimed being separated and pending divorce. He claimed his wife cleaned out their accounts without his prior knowledge earlier this year. He said that he always pay rent. He said that his father (lawyer who has his own practice office) can do co-sign. I asked for his dad application. He said that his dad would not involve in rental contract for him but his dad commitment is half of the rent amount. I asked to receive his dad letter with a notary about the commitment today and was informed that I need to wait until tomorrow. He said that his dad is in 70's and would depend on his staff in preparing the letter. He does not require inside painting. He would stay for several years. He would move in asap / anytime. The house is vacant starting 9/01.

(b) A realtor (former or part time) woman close to 60. She sold her house and has her new house to be built. She currently has 2 rentals. She has a 15 lbs dog lives with her. Her credit score is 744. She claimed that we would not have better tenants than we would have with her. She asked (required?) for inside painting. She would stay for at least two years. She would move in mid Sept.

I take applications on a one-off basis. One applies, I accept or reject, then move on to the next.

#1 doesn't meet my credit criteria, I need 600 credit score or better. NEXT.

#2 doesn't meet the sniff test... I have seen 4000 sf mansions built from the ground up in 6 months. It taking two years to build her house doesn't make sense to me. I would want to know more about that. I would want to know why she wasn't moving into one of her two rentals. I would want to know about the dog - I don't do dogs, but in a SFH I might.

not #1 for sure.

Hope you rent it before you have to choose #2.

Can she move in on Sept 1st, have money and ready to do, do a pet home visit, no painting, tell her no painting, you paint it if you want, but not tenant, she is moving in two years, ti's not that long to live with the color that is there unless it's really awful! Most times people say that because they think it's a bonus for the LL and it shows how much they care and want to live there, NO PAINTING. JUST HER< or who else lives with her, teenage sons? College? baby moma's ? Is the first guy, the former sheriff her boy friend?

NEXT!!

(b) Her regular job is customer care. Our location is on the way to her work and in the area of where her house to be built. I do remember she said 1 year lease.

I think how long she would stay is actually depend on where is the stage in design, permit, Contractor/Builder selection and contract. Once construction start, it should finish in 6 months if she has good Contractor/Builder.

Without seeing the house condition in-person other than photos, I would say it may be border line (50/50) regarding whether a painting is needed. This is per our realtor (minor wear and tear but nothing obvious) and knowing that we currently have same excellent tenants for 5 years (who is handly and repair things for us ... i.e. garage opener; circuit panel of dishwasher; faucet replacement). The painting color is a little bold (yellow, blue, orange ... in different rooms - when bought) and some may prefer neutral.

I haven't inform her but would let her know that there is an additional monthly $50 fee. Would it be fair or reasonable to inform her that I would increase $50 a month to paint if she wants painting and if I don't think that it is due at this time? Also, the reason for the increase because there is no room in our original rent amount with painting.

My realtor is mainly show the house since I am not local and I do involve in ad, correspondences, and tenants review/selection.

Bright or not neutral colors? If everything else checks out, #2.

If I took #1 --big, big IF---the dad would be REQUIRED to sign the lease as a co-signer. I don't care if he is an attorney. MY rules -- not his.

#1 no way. A number of reasons. 1) works in law enforcement. He can mess with your life for free by calling in favors with code enforcement, DA's office, other officers, fire department etc etc. Next

2) His Dad is a lawyer. Again mess with me for free. Dad can give free legal advise and coach him and even sue you at no cost to tenant. Next

3) Late 40s and needs a cosigner. Really, divorce or not get your life figured out. Next.

Any one of these items is a no go.

#2 - Do you allow pets? If not pass. If so make sure you charge pet rent. Maybe too late if you didn't already advertise as such. What about pet registration fees? Do you charge those? Make a policy and follow it indiscriminately.

"She claimed that we would not have better tenants than we would have with her."... "He said that he always pay rent."