Each day, phone calls come in from Florida tenants asking about one of the homes for rent. With each new phone conversation, prospective tenant provide shocking revelations about how clueless some Florida real estate investors are when they purchase a Florida rental home but don't have the background or experience to rent the home to others as a landlord.

Here are some of the inappropriate business practices employed by Florida landlords in the distressed Florida real estate market:

Collecting advance rent and security deposits while concealing the fact that their Florida rental home is in foreclosure - leaving the tenant without any deposit money to use on another home

Offering below market rent to attract Florida tenants with full knowledge that they intend to let the home slip into foreclosure

Combining security deposits and advance rent in their own personal bank account

Not collecting any security deposit

Failing to pay their Florida property taxes on time

Allowing trampolines, above ground swimming pools, and vicious dogs on the property - dramatically increasing their liability for risks that might not be covered by Florida home insurance

Not having enough or the wrong kind of Florida landlord insurance

Last but not least, not maintaining their Florida rental home

With all of this going on, it is no wonder that Florida tenants seem to have the edge over their Florida landlord when a dispute with their lease arises and the case is heard by a judge in court. If you were a judge hearing a case in your court where a Florida landlord had demonstrated the kind of incompetence and mismanagement described above, wouldn't you be inclined to be on the side of the Florida tenant and not allow that tenant to be evicted?

So what can you do as a Florida landlord to protect yourself in today's volatile Florida real estate market?

Here's how smart Florida landlords manage their rental homes:

Always collect a security deposit that is equivalent to two months rent at a minimum. In most Florida counties it will take almost two months to evict a tenant that is behind on the rent. Having one additional month of security deposit will provide you with an additional cushion to cover the time required to evict and will give you some additional cash to cover damage to your Florida home. Keep tenant security deposits and advance rent in a separate non-interest bearing bank account

Let current and prospective Florida tenants know if you fall behind on your mortgage payments for any reason. A sheriff showing up at your Florida rental home demanding that your tenants collect their belongings and be out of the house in 15 minutes is not the way your tenant should find out that your rental home is being foreclosed on.

Whether you are paying your Florida property taxes directly or into escrow, make sure they are paid by November 30th each year to get the maximum discount. If you are paying the taxes from escrow, call your Florida mortgage company and make sure they have the bill and have scheduled it for on-time payment.

Talk to a Florida home insurance agent about the right kind of insurance to have on your Florida rental home. Usually a rental home will require dwelling fire or Florida landlord insurance.

Put at least $300,000 worth of liability coverage on your Florida dwelling fire insurance policy. Require your tenant to carry Florida renters insurance with another $300,000 worth of liability coverage. That will put $600,000 in total between a lawsuit and your own personal assets.

If your Florida insurance policy prohibits certain high risk activities such as trampolines, spell them out clearly in your lease.

Put all maintenance and rental home safety instructions in writing for your Florida tenant. Provide your tenants with a written manual that explains how to operate everything in your Florida rental home.

When you receive maintenance requests from your tenants, respond to them quickly in writing. If you can't fix the item promptly, send your tenant written updates on the status of the item and when you expect the repair to be completed.

Every Florida landlord should become familiar with Florida Statutes Chapter 83 which covers landlord/tenant relationships in Florida.

As the Florida real estate market continues to be depressed, savvy Florida landlords will follow these principles - not just to protect themselves in case they ever have to appear in court, but because it is the right thing to do.

Don't be the kind of rental home investor that give all Florida landlords a bad reputation!