Blog Posts, Tips, & Advice

🏠 St. Louis County Tax Sale: Winning the Bid Is Only Step One The annual St. Louis County Tax Sale is coming up on August 24, and it can provide investors with an opportunity to acquire properties for significantly less than their potential market value. But if you're planning to bid, there's something important to understand: The St. Louis County process is completely different from the St. Louis City tax sale. And winning the bid does not mean you own the property....

🏚️ Winning the Auction Is Just the Beginning Throughout the year, the St. Louis City Sheriff's Office conducts tax sales that allow investors to purchase properties with delinquent real estate taxes—often at prices well below market value. For many investors, these auctions represent an incredible opportunity. But here's what surprises many first-time buyers: Winning the auction does not mean you're finished. In many ways, it's just the beginning. Step 1: Confirmation Hearin

Missouri recently passed Senate Bill 973, which includes a new law—Section 407.3600—that will significantly impact real estate wholesalers operating in Missouri. The law is scheduled to take effect on August 28, 2026. If you're a real estate investor, landlord, or anyone who buys distressed properties, here's what you should know. 📋 What Does the New Law Require? Under Section 407.3600, a wholesaler must provide a written disclosure to the property owner at least 14 calendar

Most landlords think of a lease as simple: rent in exchange for possession.But there’s another structure that can be far more powerful when used correctly: 👉 Rent-to-own (lease-option) agreements When drafted properly, a lease-option can align incentives, reduce headaches, and even increase long-term returns. 🔧 Tenants Treat the Property Like Owners When a tenant has the option to buy, their mindset changes.They’re no longer just renting—they’re invested. In practice, that

⚖️ Rent & Possession vs. Unlawful Detainer: Choosing the Right Case Can Save You Time In Missouri, landlords typically have two options when filing for eviction: 👉 Rent & Possession or👉 Unlawful Detainer Understanding the difference isn’t just technical — it can directly impact how fast you regain possession and how much resistance you face in court. 🏠 Rent & Possession This is the most common filing when: The tenant is still under a lease, and They’ve failed to pay rent Y

From Foreclosure to Fully Renovated I’m excited to share a personal milestone with you—I recently completed my first BRRRR project. As someone who regularly works with landlords and real estate investors, it was incredibly rewarding to go through the process myself and experience the same challenges and victories that many of my clients face. 📍 Property Overview Address: 2900 Caroline St., St. Louis, MO 63104 Purchase Price (Foreclosure Auction): $140,000 Rehab Investmen

We hear this all the time: “My tenant destroyed my property… and didn’t pay X months in rent… what can I do to get my money back?” It’s one of the most frustrating situations a landlord can face. You’ve already lost months of rent, had to go through the eviction process, and now you’re staring at thousands of dollars in damages. Naturally, the next question is: “Can I sue them and collect?” The Hard Truth About Collections Yes — you can absolutely obtain a judgment for unpaid

When a tenant moves out, most landlords focus on one immediate question: What should I do about the security deposit? But there’s another step that’s just as important — and often overlooked:👉 Obtaining a valid forwarding address. 1. Required for Proper Security Deposit Handling Under Missouri law, the forwarding address is critical to: Send the itemized list of deductions , and Return any remaining security deposit within the required time. Without a forwarding address,

One of the most common questions landlords ask us is simple: “How long will my eviction take?” For our $550 Rent & Possession evictions , the short answer is:👉 On average, 45–60 days from filing to possession. That said, there are situations where an eviction can take longer — sometimes significantly longer — and understanding why helps set realistic expectations. What the Typical Timeline Looks Like In a straightforward case with no complications, the process generally

Most landlords don’t lose cases because the facts are bad — they lose because the lease is weak . A well-drafted lease does three things: sets clear expectations, protects you when issues arise, and shortens the path from non-payment to judgment. Here are five clauses every Missouri landlord should include: 1. Attorney’s Fees If you have to hire a lawyer because rent isn’t paid, the tenant should pay the cost , not you. Without this clause, even a successful eviction can

Many landlords are surprised to learn this: An eviction judgment for rent and possession doesn’t get you the rent you’re owed. It simply gives you the legal right to collect . Once you win your case, the court isn’t going to chase the tenant for you. There is no debtor’s prison - you have to take the next step(s). Here are your main options: ⚖️ 1. Hire a Collections Attorney If you want to stay in control and recover as much as possible, this is usually the stronger rout

When rent stops coming in, time suddenly matters. But in Missouri, even a “simple” eviction has specific steps—and knowing the timeline helps you plan your next move and avoid costly delays. Here’s what to expect: Day 1–10: Rent becomes past due. Begin documenting all communication. Reach out to your attorney. Day 11–30: Have your attorney serve written demand for payment or possession. Allowing your attorney to do this substantially increases the chances of an early settle

A quick, friendly PSA for landlords: don’t wait until things blow up to loop in an attorney. In fact, the best time to ping one is before you think an eviction might be necessary. Here’s a simple gut-check I use with clients: Reach out early if: Rent is late and your grace period just passed (even if the tenant says money’s coming “Friday”). Payment plans are being requested or already missed. Lease breaches show up (unauthorized occupants, pets, chronic noise, smoking, s