The 7 Biggest Landlord Mistakes (That Are Costing You Money Right Now)

Recording from their sickbed in Mexico after experiencing building-shaking waves from Hurricane Priscilla, Erin Spradlin and James Carlson power through to deliver critical advice: the seven biggest mistakes landlords make. They tackle everything from skipping background checks to overpricing rentals, with trademark honesty about what actually matters versus landlord paranoia.

🚫 The 7 Deadly Landlord Sins
1. Not knowing the laws - Federal, state, city, and HOA rules change frequently, especially around affordable housing. Colorado now requires Denver rental licenses. This is Erin's #1 mistake to avoid.
2. Skipping tenant screening - Credit checks matter more than background checks. Some landlords rely on "vibes" alone—risky business.
3. Wrong lease for your state - Don't fear customizing leases with plain language about what matters to you, as long as you don't violate tenant rights.
4. Underpricing rent - Erin disagrees this is a problem. Overpricing is the real sin—vacancy costs dwarf any underpricing loss. Properties stigmatized by sitting too long never recover.
5. Delaying maintenance - Annoying and expensive, but less annoying and expensive than doing it later.
6. Over-encouraging tenant reports - Don't invite problems. Set expectations upfront with a well-maintained property instead of constantly checking in.
🏠 The Bonus Mistake
Expecting tenants to live by your standards. If they're messy but not damaging property, that's their right. It's about compatibility, not control.

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📧 Contact Information:
erin@erinspradlin.com for midterm rental consulting and Hold My Hand mentor packages
james@jamescarlsonre.com for Colorado real estate

Lazy Landlording: The Simple System for Managing Rentals Without the Headaches

Erin Spradlin and James Carlson explore "lazy landlording"—smart systems that make property management effortless using one metric: your daily rate.

💰 The Day Rate Formula Monthly mortgage ÷ 30 days = your decision metric. Average US mortgage ($2,715) = $90/day. A 5% discount on one month? That's $135 or 1.5 days vacancy—take it. Six-month lease at 5% off? Nine-day discount equivalent. Make financially smart decisions based on market reality, not stubborn pricing.

🏠 Systems Over Stubbornness Prevent tenant issues upfront: warn about quirks, replace stained furniture, set expectations. Focus on location, bedrooms, professional photos, major platforms—not smart refrigerators.

📊 YouTube vs. Real Estate: The Parallel Trap James reflects on his YouTube course experience, noting the disconnect between optimizing for virality versus trust—mirroring real estate's cash flow vs. appreciation divide. Both industries suffer from snake oil salesmen creating optimization paralysis with endless checklists. The key insight: posting consistently matters more than perfect thumbnails, just like getting properties listed matters more than smart appliances.

Perfect for:

• Accidental landlords juggling unexpected properties or second mortgages
• Property owners paralyzed by pricing and negotiation decisions
• Anyone tired of overcomplicated real estate "guru" advice
• Landlords looking to reduce tenant conflicts through better systems
• Investors who want 4-5 doors for diversification, not 100+ for empire-building

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🎧 Subscribe for honest real estate insight that keeps you from costly AI-driven mistakes
📧 Contact Information:
erin@erinspradlin.com for midterm rental consulting
james@jamescarlsonre.com for Colorado real estate

In this episode of the Real Estate Education Podcast, Erin Spradlin and James Carlson dive into a critical warning for real estate investors: AI is dangerously unreliable for investment advice. James shares his experiment testing ChatGPT's Colorado Airbnb market knowledge, revealing that over 50% of recommendations were completely illegal—including cities that banned STRs entirely.

🤖 The ChatGPT Airbnb Disaster James asked ChatGPT multiple ways to identify the best Colorado Airbnb markets. Results were alarming: ChatGPT recommended Denver (banned investment STRs since 2017), Boulder (primary residence only), Colorado Springs (density requirements eliminate most areas), Pagosa Springs (requires 2-year ownership wait), and Estes Park (at capacity limits). Most egregiously, it recommended Woodland Park despite the city banning all Airbnbs two years ago. ChatGPT is a data aggregator relying on outdated internet information, not an investment oracle.

🔍 AI's Declining Reliability Both hosts notice ChatGPT-5 performing worse than ChatGPT-4. Erin's AI missed recent bonus depreciation tax changes, while James found AI defaults to common but outdated advice (RICE method for injuries) over current best practices. AI prioritizes frequently found information over accuracy, creating dangerous blind spots for investors.

🎰 Poker Psychology Bonus The hosts reflect on lessons from James's recent poker success, including the importance of committing fully to bluffs and how alcohol affects risk tolerance—though they question whether these translate to real estate investing wisdom.

🎧 Subscribe for honest real estate insight that keeps you from costly AI-driven mistakes
📧 Contact Information:
erin@erinspradlin.com for midterm rental consulting
james@jamescarlsonre.com for Colorado real estate

Perfect for:

• STR investors using AI for market research and investment advice
• Anyone relying on ChatGPT for complex regulatory or legal information
• Real estate professionals needing to understand AI limitations with clients
• Investors learning the importance of ground-truth verification for AI recommendations
• People curious about the declining reliability of newer AI models

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Accidental Landlords, Cash Flow Myths & Why Some Money is Better Than No Money

Erin sits down with Spencer Sutton from Evernest (20,000+ properties) to tackle accidental landlords forced into renting due to selling difficulties. They cover overpricing pitfalls, tenant screening mistakes, and why cash flow obsessions often miss the bigger picture of long-term appreciation.

🏠 The Accidental Landlord Trap

Spencer breaks down the two biggest mistakes: emotionally overpricing rentals and compromising screening when anxious about vacancy. His diagnostic—views but no showings means overpriced; showings but no applications means property issues. Bottom line: great residents are everything, and annual tenant turnover kills profits.

💰 Cash Flow vs. Appreciation Reality Check

Erin and Spencer debunk cash flow obsession in investor education. Spencer's truth: you can torture spreadsheets to say anything. Erin's math—$500 monthly cash flow takes 8+ years to match $50,000 appreciation. The smarter play: think long-term asset appreciation if you can handle carrying costs.

Perfect for:

• Accidental landlords navigating their first rental experience
• Investors questioning cash flow versus appreciation strategies
• Property owners considering professional management
• Anyone tired of guru spreadsheets that don't match market reality

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Check our Evernest Here:
https://www.evernest.co/

Contact Information:
erin@erinspradlin.com

In this episode, Erin and James tackle what's a fair pet fee for STR/MTR properties, reveal shocking occupancy data that'll make you rethink your pet policy, and break down Colorado's new tenant walkthrough requirements. Plus, a cultural take on parenting regrets and how honest conversations break taboos in both family planning and real estate.

🐕 Pet Fees: The $100 Sweet Spot

James and Erin break down the BiggerPockets debate: pet fees aren't about profit—they're about covering increased cleaning costs. The consensus? Around $100, with flexibility to adjust cleaning fees for higher-maintenance situations.

📊 The Pet-Friendly Advantage: Game-Changing Data

VacCasa data shows pet-friendly listings had higher occupancy rates across every region and month. Going pet-friendly cuts competition by 30-50% in major metros, and allowing cats (not just dogs) creates maximum advantage. Biggest gap? December—families want pets for Christmas.

🏠 Colorado's New Tenant Law: Mandatory Walkthroughs

HB 25-1249 requires post-departure walkthroughs if tenants request them. You can only deduct from deposits for items noted during inspection, plus new cleanliness standards and the 10-year carpet rule. Bottom line: more transparency, but not as burdensome as it sounds.

Perfect for:

• Short-term and medium-term rental investors setting competitive rates
• Colorado landlords navigating new tenant protection laws
• Property managers looking for occupancy advantages in saturated markets
• Anyone interested in how transparency laws affect real estate investing

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🎧 Subscribe for practical real estate insight without the fluff

🎧 Contact Information: erin@erinspradlin.com or james@jamescarlsonre.com

The Real #1 Reason Millennials Buy Homes (It's Not Marriage or Kids) & Are Americans Going Off-Grid?

In this episode of the Real Estate Education Podcast, Erin Spradlin and James Carlson kick off with a spirited debate about tennis's controversial underhand serve before diving into surprising homebuying data that puts pets above marriage and kids as motivators. They then tackle Fannie Mae's shocking statistic about rural loan applications surging 80% since the pandemic, exploring whether Americans are truly seeking an off-grid lifestyle—and whether that's actually a good idea.

🐕 Segment 1 – Dogs Beat Babies: The Surprising Truth About Millennial Home Purchases Survey data reveals the top three reasons people buy homes: additional living space (#1), built-in equity (#2), and pets (#3)—ranking above both having children (19%) and getting married (25%). Erin and James, recording with their own dogs Monday and Bo nearby, explore why this shift makes sense: millennials are the most educated generation and increasingly treat pets as family members. They discuss practical implications for landlords, including why allowing pets (especially cats) can expand your tenant pool significantly, and share ideas for pet-friendly home features like dog washing stations, fenced yards, and doggy doors. The hosts examine whether features like these actually influence buying decisions or just create positive emotional connections during showings.

🏔️ Segment 2 – The Off-Grid Surge: 80% More Rural Loan Applications Since COVID Fannie Mae reports that rural area loan applications have jumped 80% since the pandemic started, with rural home prices climbing 64% compared to 42.6% in metro areas. While James admits to the romantic appeal of the "Into the Wild" lifestyle, Erin raises serious concerns about isolation, safety (particularly for women), limited resources, and the risk of insular communities. They explore the driving factors: post-pandemic fear of density, rejection of technology ubiquity, health and wellness trends, and remote work enabling previously impossible lifestyles. The conversation takes a sobering turn as they discuss potential downsides including isolation-induced alcoholism, the reality that friends won't visit remote locations, higher costs, and the gap between romanticized simple living and harsh realities depicted in books like "The Road" and "Parable of the Sower."

🎧 Subscribe for honest real estate insight that examines the psychology behind major life decisions
📧 Contact Information:
erin@erinspradlin.com for midterm rental consulting
james@jamescarlsonre.com for Colorado real estate

🎾 Tennis Philosophy Bonus The hosts debate whether tennis's controversial underhand serve represents innovative strategy or unsportsmanlike conduct, drawing parallels to poker psychology and the evolution of competitive tactics across sports.

Perfect for:

• Millennials trying to understand their own homebuying motivations
• Landlords considering pet policies and pet-friendly property features
• Anyone curious about the rural real estate boom and off-grid lifestyle trends
• Real estate professionals helping clients navigate lifestyle-driven decisions
• People questioning whether romantic notions of simple living match reality

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The Four Things Every Accidental Landlord Must Know & Three Lease Clauses That Actually Matter

In this episode of the Real Estate Education Podcast, Erin Spradlin and James Carlson return from Mexico City with fresh perspectives on accidental landlording—those who never planned to become property managers but find themselves with rentals due to moves, inheritance, or market conditions. They break down the essential survival guide for new landlords navigating increased competition, plus the critical lease clauses that protect you without drowning in legal complexity.

🏠 Segment 1 – Accidental Landlord Survival Guide: Four Non-Negotiables With delisted properties flooding the rental market as sellers refuse to accept lower prices, competition is fierce and rents are dropping. Erin and James tackle the reality check accidental landlords need: (1) Drop your price fast—the market doesn't care about your mortgage, and one month of vacancy equals 20-30 months of taking $100 less rent; (2) Only buy what matters—forget custom mugs and theater rooms, focus on washers, dryers, dishwashers, and good workspaces that actually drive rental decisions; (3) Speak to the broadest tenant pool—convenience trumps niche themes in midterm and long-term rentals; (4) Allow pets, especially cats—with more cat-owning renters facing discrimination, opening this door can dramatically expand your applicant pool while insurance claims average only $30 more annually.

📋 Segment 2 – Three Lease Clauses You Can't Skip Erin breaks down the essential legal protections every new landlord needs, regardless of state: (1) Notice to Entry—clearly state your right to enter with 24-48 hours written notice (varies by state, with Missouri having no requirements); (2) Deposit Rules—understand state-specific limits on amounts, return timelines, and whether you must hold deposits in separate interest-bearing accounts to avoid co-mingling funds; (3) Tenant Walkthrough Requirements—know if your state mandates end-of-lease walkthroughs when tenants request them, plus whether tenants get time to cure issues before deposit deductions. The hosts advocate for simple, readable leases over complex legalese, emphasizing that you can add practical clauses like "no glitter" alongside standard terms.

🎧 Subscribe for practical real estate advice that cuts through the complexity
📧 Contact Information:
erin@erinspradlin.com for landlord consulting and Hold My Hand mentoring packages,
james@jamescarlsonre.com for Colorado real estate

🌮 Mexico City Bonus Erin and James share their recent Mexico City experience, debunking safety concerns and highlighting the incredible food scene, architecture (especially the National Anthropology Museum), and vibrant city culture that rivals any major metropolitan area.

Perfect for:

• Accidental landlords thrust into property management unexpectedly
• New landlords drowning in legal complexity and needing practical guidance
• Property owners facing increased rental competition and stagnant rents
• Anyone considering Erin's "Hold My Hand" mentoring packages for hands-on landlord education
• Investors learning the difference between short-term "heads and beds" strategy vs. midterm convenience focus

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In this episode of the Real Estate Education Podcast, Erin Spradlin and James Carlson start with a deep dive into "canon events"—those formative moments that shape us—before tackling two controversial takes: why skipping deposits in midterm rentals is dangerous, and why young buyers using family money isn't something to be ashamed of. They get real about wealth transparency, the evolution of rental platforms, and why some trends in real estate are worth pushing back against.

🏠 Segment 1 – The Deposit Disaster: Why "Worry-Free" Waivers Are Anything But Erin breaks down the midterm rental trend she hates most: platforms like Furnished Finder following Airbnb's lead by offering deposit alternatives and "worry-free waivers." While Airbnb's AirCover provides up to $3 million in coverage, these copycat programs max out around $3,000 with significant exclusions. Erin and James explain why they require deposits equal to one month's rent on all non-Airbnb bookings, sharing horror stories of platform bias toward guests and the nightmare of filing damage claims. They also discuss other pet peeves: bunk beds in adult rentals, photographing kitchens with open cabinets, and advertising WiFi speeds. The hosts explore Erin's evolution from Furnished Finder advocate to Airbnb-leaning, driven by higher guest volume and quality—though even Airbnb's recent guest-friendly policies are testing that loyalty.

💰 Segment 2 – The Family Money Reality Check: Why 24% of Young Buyers Getting Help Is Actually Great News A new Redfin survey reveals that one-fifth of Gen Z and millennial buyers used family gift money for down payments—up from just 12% in 2008. Rather than shame this trend, Erin and James argue it's smart strategy. They break down the numbers: 56% still use paychecks, but 24% get cash gifts, 18% live with family to save, and smaller percentages use second jobs, stock sales, or crypto. The hosts get vulnerable about their own family assistance (buying from parents with rent-to-own arrangements) and call out the dishonesty in real estate "guru" culture that pretends everyone bootstrapped alone. They explain lender rules (only parents, siblings, grandparents, spouses can gift) and share Urban Institute data showing many young buyers have the income for monthly payments but lack down payment savings.

🎧 Subscribe for honest real estate insight that cuts through the BS
Contact Information:
erin@erinspradlin.com for midterm rental consulting
james@jamescarlsonre.com for Colorado real estate

Perfect for:

• Midterm rental hosts navigating deposit policies and platform changes
• Young buyers feeling guilty about accepting family financial help
• Real estate educators tired of "self-made" mythology
• Investors looking for honest takes on wealth building and transparency
• Anyone interested in the psychology behind major life decisions and real estate

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