REAL TALK RENTALS

Ask the Experts: Answers to Your Most Common Property Management Questions

Ben Bailey: On today's episode of Real Talk Rentals. It's a mailbag episode. We're going through the questions you sent in. Welcome back to Real Talk Rentals, a podcast brought to you by Oncue Property Management. We're here to give you all the tips and tricks that go into owning a rental property. I'm Ben with me as always, Mr. Eric Dixon, the go to expert on all things property management and real estate. And today we're going to test that knowledge yet again because we did a mailbag episode. We put out a call to listeners, customers, clients, everybody, and said, send us your questions. So we've got a collection here that we kind of went through. I pulled out the super inappropriate ones and left those aside. And we'll have a lawyer look at those maybe. And then these ones we're going to dig into today. Are you ready?

Eric Dixon: I'm ready, Yeah. This reminds me of my favorite podcast, The Bill Simmons podcast. Yeah, he does a mailbag, like, every year. Yeah.

Ben Bailey: It's always fun. Yeah. So what we're saying is we're on that level of Bill Simmons. Oh, yeah. All right, I like that. Okay, first question. We got my resident just sent me a 30 day notice to vacate, but it's in the middle of the month. Do I have to prorate the rent for them since it's still 30 days or should they still be responsible for the full month?

Eric Dixon: All right. So traditionally, or actually, I should say in every scenario, it'll depend on the lease. And that's kind of the overarching, you know, answer. But in practice and how most leases are written, at least here in Arizona, is if you gave a notice any day, let's say any day in February, then the last day of your lease would be the last day of March. So you could give your notice, February 2nd and it'd be March 31st. You give the notice February 28th. The end is March 31st. Right. And so it's it's the end of the month. It's the last day of the month following the month following the month you gave the notice. That's like the most confusing. So you probably.

Ben Bailey: Want to do like if you're hoping to move out in February, you want to do like January 30th. Yeah, let them know, Hey, next month is going to be now.

Eric Dixon: January gets gets tricky because if you wait till January 30th, technically 30 days later is March.

Ben Bailey: Oh yeah, freaking February.

Eric Dixon: So usually, you know, we'll work with people. Yeah. You gave your notice by the end of January, but it's like technically 30 days from now is March and then it'd be the last day of March. But yeah, you'd have to really. Your landlord would really not like you if that was the case. And I would say the you just want to make sure your lease, whatever lease you're using, whatever lease your property management company is using, is clear about it because the last thing you want is the tenant gives the notice on the 14th thinking they can move out on the 14th of the next month. And then you're like, No, man, you're stuck till the end of the month. Yeah. And they're like, No, I was planning on it. I can't pay double rent. I need my deposit back. And then it, you know, creates issues. Just make it clear.

Ben Bailey: All right. Next question. How does a ten day noncompliance work when residents are in violation of the lease? All right.

Eric Dixon: Timing is awesome. With this one, we had our our attorney actually do kind of a lunch and learn type thing yesterday. Yeah, this is this was one of the questions brought up in that even so we're did a little bit differently. But let's just say for an example um we there's a resident with an unauthorized pet and we give a ten day notice. So maybe.

Ben Bailey: We should real quick clarify a ten day notice is like.

Eric Dixon: Yeah, a non-compliance notice saying.

Ben Bailey: You're not following the lease. You got ten days. Yep.

Eric Dixon: You got ten days. Okay. Now, most people think that, hey, I gave you the notice, Ben. You had a pet. You weren't supposed to have a pet. And you got to get rid of that pet today. But really, what it means is like, no, you have nine more days where you can break this rule and can do nothing about it. Right. You know, but but you have ten days, right? You got to rehome the dog or you've got to get permission through through your manager or through the owner. Maybe the ten.

Ben Bailey: Days to figure this.

Eric Dixon: Issue out, ten days to figure it out. And then on day 11, then if the dog is gone and we do a, we re-inspect and the dog's gone, it's like it never happened. So it's not even I can't even ding it against you, really. It's like it never happened. But if you do it again, then I can give you a ten day notice to move out. Okay, So it's like a it's like, hey, it's like it never happened, but hey, dude, if you do it again, like, now you're really in trouble. And so, you know, you want to make sure that that you're issuing them correctly. It's not a ten day notice. And then, hey, if you don't fix it, I'm kicking you out. Yeah. It's like, no, I'm giving you the chance to correct it. You can cure the breach. And then day 11, you do have to reinspect You can't just say, Hey, I'm calling you. Hey, did you get rid of the dog? Right? You know, you got it. You got to do that.

Ben Bailey: So it's kind of assuming the best in people, right? Like, hey, you didn't realize, I'm sure that it said in the lease, even though you signed it, you can't have pets.

Eric Dixon: And I would.

Ben Bailey: Say, I'll give you ten days to fix this and then it's gone.

Eric Dixon: Pets are tricky, right? Because they're like a member of your family. Yeah, absolutely. Yeah. Got my dog. I didn't want to tell you because I didn't want to get get denied on the application. Yeah.

Ben Bailey: Or I got a dog in this time. My kids love it and didn't. It wasn't even on my radar for.

Eric Dixon: Pets so those and then the other one is occupants that let's say you started dating somebody or you wanted a roommate or. You got married. That person needs to be on the lease if they're moving in. But oftentimes you don't even think about it. You know, you're just like, don't even think about it. We do an inspection, we notice, Hey, there's multiple people here. There's only one person on the lease. Yeah. And then those noncompliance ones are tricky because it's like, well, I'm not just going to kick them out. Yeah. So anyway, it is much better if you're a resident. Just make sure that you let your property manager or your landlord know and you can avoid those non noncompliance.

Ben Bailey: And they should be available for you to ask a question if you don't know. Yeah, you know, it could just be like, Hey, I'm getting a pet. I don't remember if it said I'm allowed to have one or not, you know, don't assume. Yep. All right. I just received a written notice from my resident that I have to fix the water heater in five days, or they can legally vacate or they can pay for the repair and take it off the rent. However, I have a home warranty. Da da da, and I'm working on it. But delays are happening when it comes to ordering the parts. What should I do?

Eric Dixon: All right, so number one, just cancel your home warranty. Just get rid of that thing now. So no home warranties. I was telling Ben yesterday, I mean, the. The premise is there like it's a good product, but it really only works the best if you're the homeowner and you live there because you're willing to deal with the crap to save the money. Sure, it's horrible for tenants. It's horrible for property management companies. I'll just put that out there. But really. The health and safety issues. You've got to get completed and done within those five days. There's rare instances where you can say, hey, we did order the part and it's it's going to be a week or two. That's fine. But in the meantime, you got to put them up in a hotel or give them a rent credit that's agreeable or whatever. Yeah. So we do deal with this with home warranties, unfortunately, sometimes it's like, yeah, you could order the part and save the few hundred bucks, but it would actually cost you less if you just pay a plumber to fix it or replace it, right? Because then you don't have to do a rent credit. You don't got to put them up in a hotel. And they end up more often than not, it's more it's less cost to the landlord. Yeah. Just to hire the licensed contractor to fix it than it is to save money. In quotes. Yeah. To, uh. To go through the home warranty. Yeah.

Ben Bailey: I remember talking to one of our maintenance coordinators one time, and an owner was waiting for something. I think it was for like a toilet or something. And it was like, we're waiting for this part to arrive. Was like, Well, how much is the part? And they're like, It's 100 bucks. I'm like, So we're we're making this person go without a toilet because this guy wants to save 100 bucks. Like, Yeah, and that's a bad call. And don't even think the owner was thinking of it like that because like you said, it's one thing if that warranty is on you and you're like, I'm willing to pee in the backyard for a week, you know, because I know it's coming. But when it's out of sight, out of mind and you're putting that on somebody else, you.

Eric Dixon: Know, and I say that and I would never even do it. I had a home warranty on one house and it was just like it was such a bad experience with the vendor. They mean for the most part, the vendors are so busy, they have so many work orders for the parties that they don't really care, man. I mean, they're just pushing, pushing work through and it's not their fault. It's the home warranty overloads them. They don't pay them enough per per thing, right? It's it's a volume game. It's just really hard to do as a landlord. Yeah. You really rarely save money, too. Yeah.

Ben Bailey: All right, next question. Can I legally evict the resident over an HOA notice? Fine. Fine. They refuse to pay or comply with.

Eric Dixon: So I would say technically, yes. Hoa is they they have a lot of, uh, a lot of rights themselves. I mean, I've lived in the community where the HOA actually foreclosed on them. We're not talking about a rent, but they foreclosed on the property because they weren't complying. Right? So they can go that route typically. So I say technically, yes, you could do that. Now, there's typically an easier solution, though, is you just work with the tenant to say, hey, if you keep getting landscape fines, we're going to and it's in our lease, we're going to just add landscaping as a charge on your rent and you have to pay with your rent every month and we'll just take care of the landscaping. Yeah. If it's something like landscaping or, um, you know, something, I'm trying to think of something else like the tenant would be responsible for, but.

Ben Bailey: Or even like the the front of the house, they got a flat. I got a notice from my boy because I had an unapproved flag. Yeah.

Eric Dixon: Unapproved flag or holiday lights as one might. Yeah. My tenant just got one in the mail and it said Holiday lights are still up in March or April or May or whatever. Yeah. Spring and, and I sent it to my property manager. They sent it to the tenant. They're like, oh my gosh, yeah, I'll get it right down. But they just didn't comply. It would be easier for me to say, I'm just going to pay a handyman to go take them down for you. Yeah. And charge you rather than evict the tenant for not complying it.

Ben Bailey: So yeah, it's ultimately avoid the eviction at all costs. Right. There's there's usually a, there are.

Eric Dixon: Some landlords that are like how can I evict them. That just sounds fun.

Ben Bailey: Yeah. And it's like it's trust me, it's not. Yeah, it's not fun for anybody, you know, like, the tenants don't want to be evicted. You don't want to go through all that court work stuff. All right? Uh, on that note, unfortunately, I had to evict my tenant. Okay. But they left all their belongings in the property legally. What are the next steps in removing the items? Good.

Eric Dixon: Good question. So, um, there's three ways that you can give back a property. One is the tenants give back keys, so it's either the end of the lease or whatever. They just walk into the office or walk to the landlord and say, Boom, here's possession. In that case, they're giving up possession willingly. They you don't have to store their items. So if they left something in the house and they surrendered keys, you don't have to keep anything. And the other two scenarios, an abandonment or an eviction, you have to store them for 14 days. And I should say this is in Arizona. So, yeah, it.

Ben Bailey: Could be different.

Eric Dixon: It could be different. And even in Arizona, that timeframe used to be longer and it's down to 14 days. So if there's an abandonment and you go through the proper channels to do an abandonment and you get possession back, if there are items, you do have to store them either at the property or at storage for 14 days. And then an eviction, same thing. Once the writ is executed, you take over possession. You got 14.

Ben Bailey: Days. 14 days. Yeah. I'm always surprised when we get like a move out inspection and you know, we have to charge the tenants to haul off a bunch of stuff. They left there and they're like, But I don't want that stuff. And it's like, yeah, we don't. We don't want it either. No one likes that stuff. Yeah, you should have taken it with you and thrown it away, you know, like you can just leave it in the house, All right? Are there repairs that am not required by law to do? That's a rough one.

Eric Dixon: What's funny is, you know exactly the type of owner that is your landlord, you know. So it's the classic like Ben, you always say it, but don't be that guy.

Ben Bailey: Don't be that guy. Come on.

Eric Dixon: So it's if you're asking that question, you probably do need to do the repair. That's probably the simple answer. But but there are extreme cases, like I have personally had tenants and and obviously we manage for properties that have some that they call and say, hey, my fan is wobbling. And it's like, well, if it's like wobbling off the ceiling, boom, that's a work order for sure. Yeah. So if it's just, you know, I don't know, they're.

Ben Bailey: Like, I'm not sure, but I think it's got an.

Eric Dixon: Angle to it, as I'm saying that to you too. I'm like, if there's a safety issue, you think it's going to fall off the ceiling or the blades coming off and you can't fix it real quick yourself. Yeah. Do you know what? Submit it. But there are some it's like, hey, the faceplate is got painted while while they painted the walls. It's like, Hey, we're not going to come and do that repair. Yeah, but we will notate it to make sure we don't charge you on the way out, you know? Yeah. Um, but obviously health and safety and different things we don't want to get out of. You need to do those things. I think you, you said yesterday.

Ben Bailey: Oh yeah. My microwave has a pixel out on it. You know, it's a little digital.

Eric Dixon: You can't tell, you can't tell if the eight is a zero or a. Yeah.

Ben Bailey: I mean if I'm cooking something for eight minutes in the microwave, it might be a bigger problem. But yeah, it's, it's not a big deal. It's a little corner, you know, and it's like, I'll let the landlord know so she can handle it. But it's not something that I'm like submitting a maintenance request that's you got to fix this.

Eric Dixon: And that's a great thing. It still cooks your food. It still works. You can still it's still functional.

Ben Bailey: Yeah. And honestly, I would never care if they fix it, ever. I just don't want her to think I broke it, you know, because I don't want to get charged for it. But it's fine. It works great does what it's supposed to do. It's just like, Hey, just so you know. Yeah, that's a.

Eric Dixon: That's a perfect example, though. The landlord's not required by law. You know, going back to the question. Yeah. Required to do that. Yeah. If they want to Sweet. Get a new microwave. Sure. Yeah. No, that's that's a great example.

Ben Bailey: Yeah. All right. This is a very specific question. Why doesn't pre-leasing work anymore?

Eric Dixon: This must come from a client that we pre-leased and it didn't rent, you know, lease in time. So for those that are listening, so pre-leasing is kind of what we coined as if you're marketing a property and the current tenant hasn't quite moved out yet. So we market it to three weeks in advance. Then we put a move in date for, you know, a week or two after the tenant moves out, you know, so you can get it cleaned up and ready. Traditionally, I'd say when we started, you know, a decade ago, it was bread and butter. It's like, heck yeah, man, you pre-lease it. And then then you have applications and it's usually rented by the time the tenant even moves out. Sure, that still happens sometimes. So when they say doesn't work anymore, I would say it doesn't work as often as it used to. And I think it's because people want more than ever to actually walk through the house and say, Hey, how clean is it going to be? I want to feel the floor plan. There's enough inventory out here where I don't need to, you know, put an application on a house and get approved without seeing it first. So we are actually shifting our way of doing things too, is we'll still list it a week before or like a little bit before the tenant moves out. But the biggest reason is because of this day and age now, where you find all your properties on the internet. Yeah, there's a timer. The Dom is what we call it's the days on market, right? And if that Dom is high, what do you think is a renter? You're like, What's wrong with this place?

Ben Bailey: Yeah, it's The Price is Right. But it's been on the market for 45 days. Yeah. So there's something wrong with it.

Eric Dixon: Yeah. And let's say you marketed it 45 days before the tenant moves out and you've got all these people that would love to see it. The tenant moves out, they all see it, and they're kind of like, Yeah, whatever. It's not that great on Zillow or Trulia or these third party websites. You're 45 days on the market and the tenant just moved out. And so you've got this stale crappy listing that's not moving and you would have been better off to not listed it out at all. Let the tenant move out, get it ready. And then day one, you have that flood of people come see it.

Ben Bailey: Yeah, Well, and plus too, we were talking about this yesterday, but there there may be things that you're going to do once that tenant moves out. Oh, yeah. You know, like, oh, you know what? We're going to take that tree out in the backyard that's leaning all wonky. Well, prospective tenants don't know that. So they're looking at it like, I don't want to live.

Eric Dixon: Pictures.

Ben Bailey: Too. Yeah, like I don't want to live in a house where a tree is going to fall on there, you know, forget that. And yeah, it doesn't show its best because it hasn't been through that rent ready. Hasn't been brushed up and ready. No, I.

Eric Dixon: Just had one myself that we replaced carpet and paint. So if they would have looked at previous photos that you have to use previous photos, yeah, they would have been like, Oh man, even a year ago, those or two years ago, that carpet was kind of mad. It's really brown. Well, we went in thereafter, painted everything kind of newer, white and gray and replaced some fixtures, did new countertops. And it's like, if we would have pre-leased it, it would have been you.

Ben Bailey: Never would have known.

Eric Dixon: We would have never known. And it would not. Have been as big of a success in renting it for more money.

Ben Bailey: So. Okay. I want to sell my house, but I'm in the middle of a lease with the resident. Is there anything I can do?

Eric Dixon: Yes. So I love this because I love the buying and selling of real estate. It's a lot of what I do, what I've been been doing even before I got in property management. Um, it is tricky though, because technically you can sell a house anytime, but the lease stays with the house. So if you're, say you're six months in, you're in the middle of the lease, you have six months left listing it. Throwing it up on the MLS can be tricky. It's been done before. Yeah, but the tenant has to be on board. You've got to work with them and say, Hey, when are we going to do showings? When are you available? They usually have no incentive to make sure it looks good, smells good shows, good staged. You know, they're like, Dude, you're kicking me out telling me I can't renew my lease. Yeah, um, unless an investor buys it. And that's the other thing is if you've got six months left, the buyer pool is just investors. So. Right. A family or a person that wants to buy it and move in is their occupied, you know, their primary residence. An owner occupied home. They're not even interested because they're like, No, dude, I want to move in. I don't want I don't want to have a six month lease after I buy. And so it does get tricky where we find a ton of success. This is kind of a shameless plug, but it's where we have success. Other companies have success. Doing it is when our landlords raise their hand and say, I want to sell and I'm in the middle of a lease. We talk to them about kind of a price range. We're not signing an exclusive listing agreement, but we're trying to get this range and we say, Hey, if I can get an investor to give you that price, would you be interested in just selling it mid lease to another investor? They're like, Heck yeah. And it's a.

Ben Bailey: Win win in.

Eric Dixon: Tenants. It's a built in tenant. We retain the management, the seller gets what they want, the buyer gets an off market deal. We call them pocket listings, which some people are familiar with, but they're kind of that listing in your back pocket that you're like, Hey, if I have a buyer for 500,000 in. Gilbert Yeah, hey, that's weird. I have this other I have this listing, that kind of a listing. It's not really a signed listing with a sign in the yard on the MLS, but it's.

Ben Bailey: But I know this guy will sell it.

Eric Dixon: I know it'll sell. So. So anyway, we pair those up all the time and it saves the buyers, saves the, the seller saves the tenant and tenants are usually stoked. They're like, Are you kidding me? You sold it and didn't have to show it. Yeah, except to an inspector and an appraiser. And maybe we had to show it one time, you know, so it can be a win win win. That's more often than not the best way to sell right in the middle of a lease.

Ben Bailey: Okay, Um, this one we just kind of did a podcast on, but I have not researched Section eight housing very much. But what are the pros and cons for this program? I understand that some laws have recently changed regarding residence on the program.

Eric Dixon: Yeah, it came up because yeah, the new laws coming out. Yeah.

Ben Bailey: So top of mind.

Eric Dixon: So we get a we get a new governor in Arizona and suddenly they want to pass a source of income as a protected class. As far as, you know, fair housing, which it's not a huge deal on the surface. Right? It's like, do you know what? I get it. There's voucher programs, people that need rental assistance. They need the government program to help them every one's okay with that. It's the so I'd say the pros are, you know, your buyer, your tenant pool, you're kind of being forced to accept, you know, some of these programs, which it's not a negative. The negative becomes when you're dealing with the government, there's just a lot of paperwork, a lot of red tape. And we're hopeful because they've committed to hiring more and making the processes more efficient. We're hopeful that they can bring stuff more online. Their turnaround times for inspections and approvals can be faster, right? There's more caseworkers with bandwidth to take on caseload and stuff like that. So I'd say the pros are things like the guaranteed rent or the Section eight does, um, annual inspections and they do. They're very good about rental increases even, you know, and we see it more often than not that they're willing to increase to market rent and different things. They've even made exceptions that are higher than their allotted amount, you know, in certain cases. So there are a lot of pros. I'd say that again, the only con is is just the paperwork. And it's.

Ben Bailey: Yeah, if you've ever dealt with getting something from the.

Eric Dixon: Government in your head, like DMV. Yeah. Um, birth certificate, like Social security card.

Ben Bailey: There's just a.

Eric Dixon: Lot of hoops. Like passport? Yeah, it just sounds horrible.

Ben Bailey: I think, to, um. We were discussing this when our lawyer came in, was going over this stuff with us, but it, um, all year, a lot of people are afraid, like, oh, I have to take Section eight no matter what. And it's like you do, but all your other rental qualifications still stand. Oh, they still apply. You can't you don't have to take them if their credit score is 100, you know, you can say, no, this is still my minimum. You know, it's just the income.

Eric Dixon: No, that's you can't. And that's a great point. So they still have to qualify in all the other factors, Right. So it's criminal sex offender credit score. Their debt to income now is just based off or their income qualification is just based off their voucher and then their percentage that they're paying. Right. It's just a different calculation. But they do. You're right. They have to qualify their landlord history. You know, all that stuff still has to check. So, yeah, it's just.

Ben Bailey: Literally the income. You can't look at it and say you check all the boxes, but I don't like that voucher.

Eric Dixon: So for those that need the program or on different assistance programs, it's a great program. Like it's great, it needs to exist. There's different things. There's always going to be people that take advantage of it that are on Section eight, but they drive a $100,000 car.

Ben Bailey: And there's always going to be bureaucracy involved where there's a lot of hoops to jump through.

Eric Dixon: So I get it. We're just hopeful that it will become more streamlined because it is it is tricky right now.

Ben Bailey: Okay. All right. Last two, Um, how much does it cost to break up with a property management company? I believe they may cancel. And when is it time to make that call?

Eric Dixon: Dude, I've never heard of that breakup breakup.

Ben Bailey: We're breaking up.

Eric Dixon: Yep. So, again, it kind of depends. Kind of like that lease question. It depends on the owner's agreement or the management agreement, I should call it. Ours is, you know, there's a 30 day cancellation policy. No fees cancel at any time. And we do that because we feel like we have to earn your business every month. Yeah, a lot of companies are like that. But then there's the far extreme on the other side. There's a companies that have heavy cancellation fees and we're dealing with one right now that would love to come over. They've got 10 or 11 properties. It's going to cost them almost $10,000 to cancel. And they're sitting there going like, Man, this company has me by the throat here and I can't come over because I don't have the nine, ten, $11,000 to cancel. Yeah, but you guys are a you know, this is just an anecdotal, you know, scenario. Right? But but they want to come over. Our fee structure is great for them. We feel like our service is a better fit, but they're like, dude, I can't I can't pay ten grand. And so what they're going to do is they're going to wait, you know, 8 or 9 months or whatever it is, and they're just going to begrudgingly stay where they're at until their cancellation fees are hundreds of dollars. Yeah, come over, you know, so there's a huge, um. Huge array of could be zero. It could be a lot. Yeah. So just read your contract.

Ben Bailey: Read your contract is what it's like when you're you see these cell phone company ads and it'll be like you get a free iPhone and then it's like in the fine print with two year contract commitment. And it's like, Yeah, but if you cancel, that phone is not free anymore. Like, suddenly you're paying for it. So read the fine print. Exactly.

Eric Dixon: Great, great analogy.

Ben Bailey: All right. Last question. Can I leave items in the rental for tenants to use? And this is exact wording that came in in the question. It's really awesome stuff and they will like it.

Eric Dixon: Want to know who it is and what they're leaving? Yeah. Um, you know, technically, yes. But don't. Please don't. Bad idea. Again, Don't be that guy. Yeah, that's like, Hey, I'm leaving the pool table in the dining room. Yeah. And they're like, Don't want your pool table, bro. Like, I'm.

Ben Bailey: A family of five. I want a dining room table. Like, Yeah.

Eric Dixon: But things like it is funny. Some stuff is just hard to move. And I say pool table because they're just hard to move. Yeah. Exercise equipment or, you know, TVs that are on the wall and they're like, they're ten years old, so they're not these light flat screens. They're like, Oh, that thing's like a fixture on the wall. It's staying like, number one. Tenants don't want your stuff, know your crap realistically. But number two is, um, if you leave it and they break it, then you seem to think you can charge them for fixing it too. Yeah.

Ben Bailey: So something they didn't want in the first place.

Eric Dixon: They want it, dude. Like, if your pool table wasn't here, they wouldn't have broke it. So just get rid of it.

Ben Bailey: It all comes back to what we said of like, treat it like an investment. Don't treat it. This isn't a storage place anymore. Don't leave stuff that's yours. Like this is an investment property.

Eric Dixon: And this, this is the great point. This is this happens the most in that transition from it's my primary residence. Yes. To it's becoming a rental. And you do have to just you got to turn it off. It's not my primary residence. I'm not emotionally attached.

Ben Bailey: Nothing in there is mine anymore.

Eric Dixon: Yeah, get rid of it, you know, and just clean slate it. Get rid of the pool table now and then. Tenant One, two, three, four. Ten years from now, no one has to deal with it. Yeah, it's not like what happens is if we get one tenant that's like, fine, I'll keep the pool table. This landlord suddenly thinks, See, tenants love my pool table and like, Gosh dang it, we should have just put our line in the sand and said, Take it or we don't want it. Yeah, you know.

Ben Bailey: All right. That is it. Mailbag, man. Mailbag, man. Good times. All right. So be sure to follow the podcast wherever you get your podcasts and leave us a five star review if you can. It really helps out. And we will see you guys next time.