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Articles by Leo Stein
Pests in a rental? Start with water and entry points
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 217 posts · 44 votes Real Estate Agent · OH · Member since 2022 · 84 posts · 25 votes 33m You wouldn't believe how far cleaning your home goes. I've found the number one way is just having a clean home. Making sure food is put away, dirty dishes are not left out, and countertops are wiped goes so far Join the conversationCreate a free account to reply, vote on answers and follow this thread.
OC landlords: deposit photos at move-in and move-out are now required (AB 2801)
Forum Categories Property Manager · Orange County, CA · Member since 2025 · 199 posts · 41 votes Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes 1h Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Rental insurance checklist: four things to recheck at every renewal
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 182 posts · 41 votes Member since 2026 · 51 posts · 17 votes 19m Good list. Three more I would add. First, loss of rent coverage. If a covered problem makes the place unlivable, does the policy replace the rent while repairs happen, and is there a time cap? That is the money that keeps the mortgage paid during a rebuild. Second, the rebuild number itself.
Clocks changing? My 4-step smoke and CO alarm check for rentals
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 177 posts · 41 votes Investor · PA - NY - NJ · Member since 2019 · 790 posts · 266 votes 17m @Leo Stein tying it to the clock change is smart, easy to remember. We do something similar with heat. Our HVAC company services every unit in September on a retainer so we aren't finding problems on the first cold night. Alarm checks would fit into that same visit pretty easily.
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 175 posts · 40 votes Investor · PA - NY - NJ · Member since 2019 · 774 posts · 262 votes 14m @Leo Stein good list. Here in PA you don't really get to skip it. We keep our HVAC team on retainer and they service every unit in September. I don't want to find a problem on the first truly cold day. It's kept us in front of most of it. Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Move-in day: 4 things I document before handing over the keys
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 161 posts · 38 votes Leo, ours overlaps yours, with two additions that pay off later. First, the key record: how many keys went out, and a function check on every lock with the tenant standing there, noted on the checklist — a lock that sticks gets fixed before handover, not reported in week two.
Fewer landlord headaches: 4 systems I'd set up on day one
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 141 posts · 36 votes For us in Memphis, it is the one your list is missing, Leo: one rent payment method, written into the lease, the same for all 236 doors. Before that, rent arrived by check, cash, apps, and drop-offs, and the first week of every month went to reconciling who paid what, and how. Now there is exactly one way to pay and one place to check.
No lockouts in California: 4 rules when rent is late
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 129 posts · 35 votes We run 236 doors in Memphis, mostly single-family and heavy Section 8, and the first late-rent conversation happens fast — day two or three after the due date, not week two. Late rent is a process problem more than a people problem, so we keep it short, written, and the same every time: what was due, what we've received, and the exact date the notice goes out if it isn't cured.
Rekey before the next tenant: 4 turnover security checks
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 128 posts · 35 votes Investor · Collierville, TN 38017 · Member since 2017 · 796 posts · 591 votes 44m That list is right, and I would add one rule: no new tenant gets keys until the turnover checklist is signed off. At 236 properties in Memphis, turnover is where small misses turn into expensive calls in the first month. We treat rekeying as part of the rehab close-out, not a separate errand.
Catch the leak early: 4 OC rental inspection checks
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 111 posts · 34 votes West Palm Beach, FL · Member since 2026 · 3 posts · 0 votes 36m Good list. Two I'd add from the leak-detection side: (5) water heater pan + TPR valve discharge line — a failed TPR valve silently dumps hot water, and pans with no drain just hide it; (6) hose bibbs and irrigation backflow — I see more 'mystery' water bills from a cracked hose bibb than from indoor plumbing.
What’s the biggest problem you deal with as a landlord?
Forum Categories All Westchester, NY · Member since 2026 · 7 posts · 0 votes Property Manager · Orange County, CA · Member since 2025 · 110 posts · 32 votes 26m For me it's usually the small stuff that eats the most time: maintenance requests that arrive with no photos or details, so it takes three back-and-forths just to know what's wrong. Asking tenants to send a photo and a short description up front, plus a quick note on when they're home, cuts that way down.
California voucher tenancies: 4 things owners should get right
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 109 posts · 32 votes Member since 2026 · 31 posts · 9 votes 33m The part that helped me most was treating the inspection like a move-in deadline, not a final check. I walk the unit a few days early with the same eyes an inspector would use: test every outlet, run hot water, check smoke and carbon monoxide detectors, look for peeling paint, slow drains, and loose handrails. I take dated photos when each item is fixed.
Never skip these 4 steps between OC tenants
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 105 posts · 30 votes Member since 2026 · 29 posts · 9 votes 24m The one I see skipped most is checking drains and shutoffs while the place is empty. Run every tap, flush every toilet, and look under each sink for slow drips. A small leak is a quick fix on turnover day and a big bill once furniture is in. I also test every window lock and the water heater, and I note the dates on the photos so there is no argument later.
Don't just paint over it: 4 make-ready steps between tenants
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 95 posts · 27 votes Member since 2026 · 27 posts · 9 votes 40m This order has saved me a lot of headaches. I test everything that moves or runs water before any paint goes on. Run the dishwasher and laundry if there is any, flush toilets, check under sinks, test outlets, locks, and heaters. Finding a slow leak after painting means cutting into a finished wall.
What clogs rental drains between tenants? 4 make-ready checks
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 82 posts · 25 votes Member since 2026 · 23 posts · 9 votes 38m I would add a timed water test to that list. At every turnover we fill each sink and tub partway, then drain them one at a time and watch how fast they clear. A slow drain is much easier to deal with while the place is empty than in the first week of a new tenancy.
Inherited a tenant-occupied rental in CA? 4 things to check before changing it
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 80 posts · 24 votes CPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes 20m Join the conversationCreate a free account to reply, vote on answers and follow this thread.
When is Your Rent Due?
Forum Categories All Investor · Midwest · Member since 2019 · 341 posts · 226 votes Property Manager · Orange County, CA · Member since 2025 · 71 posts · 21 votes 28m Investor · Midwest · Member since 2019 · 341 posts · 226 votes 16m @Leo Stein agree 1000%. Consistency is the key, and just as important is knowing / following the laws in your area. I'm not a lawyer or CPA but I have stayed at a Holiday Inn express.
The 3 Bookkeeping Traps That Cost Landlords Money
Forum Categories All Accountant · Remote · Member since 2026 · 12 posts · 0 votes Property Manager · Orange County, CA · Member since 2025 · 63 posts · 18 votes 13m Number 3 is the one I see most. Keeping one bank account per property also makes it so much easier to track deposits and repair invoices when a tenant moves out. General info only, but clean records save a lot of headaches. Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Accidental landlords in CA: the four things worth checking before the first lease
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 60 posts · 18 votes Real Estate Broker · Northeast PA · Member since 2017 · 2k+ posts · 2k+ votes 20m Join the conversationCreate a free account to reply, vote on answers and follow this thread.
CA owners: the order of operations when a tenant stops paying
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 56 posts · 16 votes Join the conversationCreate a free account to reply, vote on answers and follow this thread. Market Finder - key investor metrics for all US markets Deal Finder - investor-focused filters and notifications for new properties Calculators - Unlimited access to 9+ property analysis calculators Start Free Trial Find & match with an investment friendly real estate agent Enter your market to get started
Tennant/Landlord Rights in Iowa
Forum Categories All New to Real Estate · Fort Dodge, IA · Member since 2026 · 8 posts · 3 votes Hello everyone. I've done some scrolling and I dont see any posts from anyone in Iowa. Im new to RE investing. I've spent some time educating myself on various investment strategies and deal analysis. Im wondering how fair and balanced are landlord tennant laws in Iowa. And are there any specific pitfalls or any other we legal pitfalls I need to be aware of in Iowa when it comes to being a landlord?
Orange County rental market note (Q2 2026): vacancy 4.3%, rents up 1.8%
Forum Categories All Property Manager · Orange County, CA · Member since 2025 · 42 posts · 11 votes Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes 23m Is there certain bed/bats that are lacking in supply? Property Manager · Orange County, CA · Member since 2025 · 42 posts · 11 votes 19m Join the conversationCreate a free account to reply, vote on answers and follow this thread.
LA & NY landlords - where does compliance live in your week?
Forum Categories All Los Angeles, CA · Member since 2026 · 20 posts · 0 votes Property Manager · Orange County, CA · Member since 2025 · 40 posts · 10 votes 43m Yisroel, from the Southern California management side, compliance lives in two places for us: on a calendar and in a per-unit file. Rent tracking alone won't catch it.
Question on the rent cap for a family owned single family rental with mortgage
Forum Categories All Member since 2018 · 52 posts · 16 votes Property Manager · Orange County, CA · Member since 2025 · 37 posts · 10 votes 28m I manage rentals in Orange County and see this one a lot. The single-family exemption from AB 1482 generally only works if the required written exemption notice was given, and for a tenancy that started after mid-2020 the statute expects it in the lease itself.
Small landlords: how do you keep your move-out deduction records?
Forum Categories All xiamen, China · Member since 2026 · 1 post · 0 votes Property Manager · Orange County, CA · Member since 2025 · 33 posts · 6 votes 34m For California rentals I keep one folder per tenancy (not just per property): move-in photos/video + checklist, mid-tenancy work orders, move-out photos that match the same angles, invoices, and the 21-day itemized disposition letter with proof of mailing or delivery.
The biggest profit killer isn't a plumbing bill. It's a vacant unit.
Property Manager · Orange County, CA · Member since 2025 · 18 posts · 1 vote 38m Vacancy is the quiet killer. One slow month of lost rent plus make-ready usually hurts more than a normal plumbing ticket. The retention piece I see work is speed with proof: one intake path, a clear emergency vs routine definition, and a vendor who shows up with before and after photos.
How I handle maintenance requests without losing my mind — a system for small landlor
Forum Categories All Investor · Sacramento, CA · Member since 2024 · 117 posts · 33 votes Property Manager · Orange County, CA · Member since 2025 · 13 posts · 1 vote 42m We keep one intake path only. Portal or email into a ticket, not text threads at 11 p.m. Emergency vs routine is defined in writing so the resident knows a leak or no heat is same-day, and a dripping faucet is scheduled.
Fall maintenance checklist
Forum Categories All Property Manager · Covington, KY · Member since 2026 · 11 posts · 2 votes Property Manager · Orange County, CA · Member since 2025 · 7 posts · 0 votes 26m Solid list. In Orange County / coastal SoCal I’d add a few climate-specific items: HVAC service before the first heat-or-cool swing, irrigation and drainage check before winter rains, and a quick look at weatherstripping and exterior caulk so wind-driven rain doesn’t become an interior claim.
The Merry Widow Waltz Steyn's Serenade Radio Song of the Week
If you missed today's Serenade Radio edition of Steyn's Song of the Week, here's a chance to catch it at SteynOnline. Mark tells the story of one of the most beautiful melodies ever written. Andrew Lloyd Webber joins Steyn to sing its praises, and Einzi Stolz, widow of Robert Stolz, recalls dinner with Franz Lehár, who always ordered the set menu. Click above to listen. ~This airing of our Serenade Radio Song of the Week is a special presentation of The Mark Steyn Club.
The Merry Widow Waltz: Steyn's Serenade Radio Song of the Week
If you missed last week's Serenade Radio edition of Steyn's Song of the Week, we are airing it here at SteynOnline for the very first time: As an alternative to the Sunday Kamalanche, here is Steyn's account of one of the most beautiful melodies ever written. Andrew Lloyd Webber joins Mark to sing its praises, and Einzi Stolz, widow of Robert Stolz, recalls dinner with Franz Lehár, who always ordered the set menu. Click above to listen.
Numerical simulations of black hole-neutron star mergers in scalar-tensor gravity
Abstract We present a numerical-relativity simulation of a black hole-neutron star merger in scalar-tensor (ST) gravity with binary parameters consistent with the gravitational wave event GW200115. In this exploratory simulation, we consider the Damour-Esposito-Farèse extension to Brans-Dicke theory, and maximize the effect of spontaneous scalarization by choosing a soft equation of state and ST theory parameters at the edge of known constraints.
Action-angle variables of a binary black hole with arbitrary eccentricity, spins, and masses at 1.5 post-Newtonian order
Abstract Accurate and efficient modeling of the dynamics of binary black holes (BBHs) is crucial to their detection through gravitational waves (GWs), with LIGO/Virgo/KAGRA, and LISA in the future. Solving the dynamics of a BBH system with arbitrary parameters without simplifications (like orbit- or precession-averaging) in closed-form is one of the most challenging problems for the GW community.
Gravitational-wave energy and other fluxes in ghost-free bigravity
Abstract One of the key ingredients for making binary waveform predictions in a beyond-general-relativity (GR) theory of gravity is understanding the energy and angular momentum carried by gravitational waves and any other radiated fields. Identifying the appropriate energy functional is unclear in Hassan-Rosen bigravity, a ghost-free theory with one massive and one massless graviton.
Nonlinearities in Black Hole Ringdowns
Abstract The gravitational wave strain emitted by a perturbed black hole (BH) ringing down is typically modeled analytically using first-order BH perturbation theory. In this Letter, we show that second-order effects are necessary for modeling ringdowns from BH merger simulations. Focusing on the strain’s (ℓ,m)=(4,4) angular harmonic, we show the presence of a quadratic effect across a range of binary BH mass ratios that agrees with theoretical expectations.
The Merry Widow Waltz: Steyn's Song of the Week
As I mentioned yesterday, tomorrow is EU Talent Day, whatever that is. Nevertheless, we've been marking it all weekend long. With another week of my life about to be lost to legal torments, I said yesterday that EU Talent-wise I was in the mood for some low, vulgar comedy. Twenty-four hours later, I find myself instead partial to pure, translucent beauty - of which there is an increasing dearth in our world.
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