Today’s blog post comes from Josh Dikof, who’s a member of a community of investors we are a part of. Josh’s business is JLR Home Buyers. Thanks for sharing this story, Josh!
So, I just bought a house in Buda [Texas] from the dad, Johnny. He was selling it because the son, Daniel, was living in the house, and the dad wanted him out but couldn’t do it without selling it. So, I bought the house and asked Daniel to move out. I even paid him $200 and had him sign a paper stating that he was leaving the house.
Unfortunately, the Friday he was supposed to be out, when I went to the house, some electrical wires had been pulled out of the walls, through the sheetrock, and other damage had been done. I was stunned, disappointed, and unsure what to do, but I figured the damage was done and he wouldn’t come back. I was dead wrong!
Lesson 1: If you ask someone to leave a house, the day/evening they are to be out, you need to go back to the house, assess for damage, and if there IS damage, call the police immediately to report it. (I didn’t call them until Monday….)
Lesson 2: If someone is living in a house and is leaving against their wishes (because they don’t have any money or anywhere else to go, as soon as they are out of the house), it would be best to SECURE THE ENTIRE HOUSE with PLYWOOD (or at least all of the windows and doors on the ground floor).
Lesson 3: Cash for keys; My real estate mentors and friends, Phill and Shenoah Grove, teach us this strategy in lieu of foreclosing/evicting. Well, I should’ve also done it here. I probably should’ve offered more money for him to leave as well.
And I should’ve told Daniel that I would come back on the day he was supposed to be out, and at that time, give him the cash, have him sign the paper saying he received the cash, and then I should’ve gotten the keys from him! (And finally, proceeded to board up the house.)
SO, I went back to the house on Monday (see video) and there was even MORE damage to the house. More wires had been stripped out of the walls, more vandalism had occurred, and holes had been punched into the walls and ceiling.
Not only that, copper pipes had been cut out of the bathroom, the water heater pipes were cut and water heater stolen, and there were multiple broken windows throughout the house.
Hopefully, if any of you are purchasing a house with someone in the house that you’ll have to ask to leave, my experience helps you to avoid what I’m now dealing with!
Here’s the video. It’s not for the faint of heart!