At a property at 8am for a 5th or 6th time with a "professional" company to deal with a bat problem that just won't go away. $2,300 into so far and they're still an issue. Plus as I pull in the driveway at 8, they text to tell me they'll be 1/2 hour late. Hire it out top dollar pros who show up on time and make problems disappear, right? Hahaha, no. Not always.

Then 45 minute drive to lowes for bid room materials and a tenant texts to see if her rent was received just a few hours before eviction hearing. Haha. Sure enough it was there, so I had to go back home, print out a letter for the judge requesting a withdrawal of the case. I asked her what her plan was for rent that's due in 2 days. Crickets.

Then I looked at a house at 1pm that needs about 60-70k in work in order to flip and I'm getting lazier and don't want projects that big anymore. So MAYBE I'll run hard numbers on it. There are 3 pluses to this property. New hot water heater, new furnace, and I'm the only one who knows it's for sale.

Then I dropped off the court paper to cancel eviction hearing and got addresses for 2 properties to mail letters to.

Then to the project house to unload Lowe's materials.

Installed a bilco door lock with a friggin $40 drill bit I had to buy special for the $70 lock! Cha-Ching. That little project right there was the roadblock to finishing unit 2 of 3 in my 3 unit remodel. Then a little concrete work.

Left there and went home to throw a quick tarp on my shed before the rains come. The ceiling fell in on that the other day after the 3 day monsoon we had last week. Just a landlord FYI, A small roof leak turned into a disaster in a couple rain storms. DONT LET ROOF LEAKS GO! Shoemakers children here.

Time to cook dinner!!

I got a quarter... my kids get a dollar... maybe my great-great grandkids will get $100, if they're lucky... :)

I signed papers with new tenants after lunch on Saturday. One more house is working, yay! The tenants had been intending on moving in their massive side-by-side fridge into the new house... but they couldn't get it out of their old house. It seems that when it was originally delivered, Lowes had to actually assemble it onsite? Anyhow, there were two conflicting stories: (a) they broke it trying to get it out, and (b) it had been broken for a month. Regardless of the truth, I get a call about 8 pm, asking if I had a spare fridge lying around they could use, before their food goes bad. So I pull DH away from Steam and empty out the spare fridge I've kept in the garage for my bunnies' ice bottles. The one that I've been jealously guarding from getting repurposed back into the rentals. Sigh. We move it four blocks to the rental, and DH gets it installed, no problem.

Today, I called the plumber to get a quote on a yard spigot, and called the electrician to get a quote on changing out a dryer plug. Drove 30 minutes to get to Ace Hardware to pick up 7 cinderblocks and one dryer cord. (Tenant had a 3-prong; needed a four-prong. Tenant owes me $26.) Also got an assortment of handyguy business cards for the town we're expanding into; I needed a guy who would install a louvered dryer vent. Asked about reputations. Lined someone up with the first phone call. Picked up the louvered dryer vent from DH's car (I'd forgotten to grab it before he left) and dropped it off at the rental. Texted the tenants to let them know the status. (Prompt response saying thank you.) Texted to politely ask if they needed a yard guy recommendation. (No response at all.) Texted new handyguy to confirm I'd dropped off the dryer vent at the site. Dropped off cinderblocks at worksite; dropped off dryer cord with tenant. Snapped photos of some damaged chain link fence that I need my handyguy to give me a shopping list to fix.

Forgot to make a bank deposit before 3. Will do that tomorrow. Credit card bill came in the mail; electric bill came in the mail. Electrician remembered to send me a bill for two service calls from last month. ($270) Found out the backup attorney we use when my primary doesn't want to be involved is in the hospital. He was doing very poorly when I saw him a week or two ago-- Parkinson's plus cancer.

2:30 showing failed to arrive. Made arrangements for an 8:30 showing with someone else. Had my guy run screening on the four applicants from Friday and Saturday. One's a definite possibility.

Spent time with the kids, fed them on occasion. :) Got them to work on a few pages of math. (The one going into fourth grade isn't solid on his times tables.)

Woke up at 10. Laid in bed on phone/internet - cars and YouTube until

showered, went to our weekly LL group lunch - tapioca for dessert.

Signed at a 12 minute closing on a new property. Quick (handsfree) call while driving to maint super to check in "How's it going?" "fine".

Stopped to show my helper the new house on the way home.

Sent a payoff letter for money I loaned out on a house which is closing tomorrow.

Dinner with Wifey.

Hang out on MrLL Q&A.

The less *I* do the more I make.

BRAD

Don't care for tapioca,reminds me of frog spawn,prefer rice pudding with cinnamon sugar,I know its not good for the Diabetes,that's the way life is sometimes........................charlie.....................................

Let's go with 48 hours, plus or minus....

Sat afternoon.. Found out employee checked himself into rehab for the second time (in a couple of years). Immediately started preparing myself to take on employee's role for the next few days. Spent the rest of afternoon cleaning out work van and getting it ready to deal with two washer/dryer moves.

Sun afternoon fixed replacement dryer. Had been waiting to show employee how to do it. No more need to wait. Reached out to another Resident to schedule washer replacement as the appliance guy said it wasn't fixable.

Today: Spent most of day working with employee I'm training to run my new property management company. Going through setting up systems, reinforcing the MrLandLord way of thinking.. That sort of thing. Got msg back from Resident saying they tried the washing machine last night and it worked, so they don't need a replacement now. (Praise Jesus). Went to other place to replace dryer that wasn't heating with the one I fixed over the weekend. Discovered that door to laundry room is too small to get old dryer out. Decided to fix old dryer in place, rather than bring it back to workshop. Diagnosed that element was bad. Just ordered element on Amazon to arrive Wednesday.

Tomorrow doing 2 moveouts with PM trainee. Doing a movein Wed morning with PM team member, processing another lease for an early August movein. Mowing 6 lawns on Wednesday (thanks, awol employee).

Leave Thu morning for a week on the beach while my PM team member holds down the fort and deals with that early August movein.

Day in Life of a Retired LL...

Well, we were supposed to be on a trip through the Sierras and up to Ashland, Oregon this week. But everyplace is on fire, we are even smoked out here. I couldn't even see the mountains 5 miles away yesterday morning. We were going to go to the Bodie ghost town and to see the bristlecone pines and Yosemite to raft the lower Merced, and then to OR to raft the Rogue River. (We have a zodiac river boat and I haven't had time to use it in like 4 years.) Maybe we'll go in the fall. Last summer we were in Portland and two days after we left the Columbia River gorge burned up.

So, I got up at 10:30, watched the news and made a doctors appointment. Checked my weight on the scale and cried for awhile. Pulled out three palms I've managed to kill in less than three months. Luckily HD allows returns. Last summer I killed a CACTUS!

Went to lunch at our "power" restaurant. Then went to see our 93 yr old "adopted" grandfather. He's getting very frail. I'm afraid he won't be able to live on his own much longer. Looking into getting him a "life alert," as he keeps tipping over. He's still driving his bright red convertible - which is a bit scary. Luckily the market and senior center are nearby. He was a submariner in WWII, owned apts in San Diego and later worked for a company that built many of the facades in Las Vegas - the MGM Grand lions and such. At 93 he's had one heck of a life!

Went by the office - it was 104 inside with the AC turned off, it was a short trip. :)

Went home and checked Mr. LL, then attempted to go swimming. I have been doing 500-600 meters, managed 150. It was 115 outside and about 102 in the pool - it's kind of like running from the freezer, then jumping from a blow dryer into a lobster pot.

Went to the market in time to just miss a horrible crash - some drunk lady hit a pedestrian and took off with citizens in hot pursuit. The victim had two compound broken legs and probably will lose his foot someone said. They life-flighted him out to Vegas. They caught the lady on the reservation. We have a terrible problem here with drunk drivers. And one of our two roads to Vegas, the "93," was just declared the most dangerous highway in America!

After 35 years: just boarded our mono hull in Tortola at 8AM-- food and supply's delivered at 9am. Stowed everything on board-- push back from dock at 10AM and heading to Norman island in BVI's. At 1 arrived at mooring field and connected. lowered back lounge area on boat into water-- got my towel from below and a cocktail and jumped in.

Up early -5am (a life in construction builds habits).

Check to do list.

Off for coffee and conversation.

Send worked to overhaul empty unit.

Look for new units.

Prepare for meeting with city to buy and build industrial building (also known as a pole barn) on industrial lots.

Drive to rental to spray some weeds with a freebie container of premixed Roundup from a friend who was moving. Discovered that this was not the nice type of spray head on which you pull out a lever, which "charges" the sprayer. Nope, annoying type that you have to manually pump. Waste of time, decided to forget it and just do a visual check of the outside. The good news - tenant is doing a pretty good job staying on top of the weeds himself.

Yikes! You guys are wearing me out just READING this!

I wake up when my eyes open. Today that was 11:30. Checked my email from bed.

Worked with a student for 1 hour then headed to Daughter20,000’s birthday party. Awesome BBQ!

Called Maint Super from the road. “How’s it going?” “Fine.”

Did some shopping with Wifey on the way home, watched a movie.

If you’re in this because you love to be busy busy God bless ya!

But I’m in it for FREEDOM!!! Put some systems in place, follow them, find some people who LIKE to run ragged and pay them while you BUILD your business not let it work you.

We have approx. 12 ppl moving out this week and 9 moving in. We had at least 4 uhaul trucks on the properties today.

Non English speaking painter calls to say he cant get into vacant apt to paint, he figures out how to get in. Meet new electrician at 930 am to see if he can fix issues caused by the other new fired electrician, he was slow on the update.

Open recently vacated apt for cleaners. Asked tenant that was served lease violation was she moving, no she said. Called lawyer and constable to make sure she is served on the 2nd.

Dropped spouse off to work at one vacate apt. Drop off rent increase letter to the 16 yr sec 8 tenant cause sec 8 dropped her due to increased income.

Examined apt of the exiting hoarder still full of garbage and discovered her or her cat shi.. all over the living room floor and ran her car into my metal post on the way out.

Texted new tenant and asked why his unregistered car parked in the driveway without permission, collected $25 for use.

To the post office to mail security deposit itemization, they are not going to be happy. Open 2nd vacate apt for cleaner. Met 2nd electrician, he figured out issue fast and will work up a quote. I am sure I cant afford him once he gets back to me.

Texted the clean out kid and the junk guy and new cleaner to show up on the 1st. New sheetrock guy patched 1st floor bath ceiling but when cleaners started 2nd floor cleaning patch is leaking and the plumber didn’t finish fixing the pipes so now we have to open the ceiling again.