Tenant is ALWAYS late. When is enough?

[Vincent Plant]

I bought this property about a year ago. My first tenant has been in for a year and things have been bumpy since the beginning.

They have been late just about every month. When they are late, I follow strict protocol, I issue a late notice immediately, then after 5 days a 10 day pay or quit. Then I file a landlord complaint for possession.

9/10 they pay late, but they pay the rent along with the late fee by the middle/end of the month and then the cycle continues.

Once they got backed up, we went to court, I was awarded possession and was just about to file the forceable eviction and they paid everything and caught up… only to be about 3 weeks late again for the next month.

It’s not goin to stop. I know they won’t pay on time. But I also know they will typically always pay. In fact even with all the hassle, this has been my most profitable property because the cash flow is the highest and with all the late fees added in I actually had a decent year.

I know I’m breaking the fundamental rules here of property management, but should I stop putting up with this? Is it worth taking the time and money to get them out,

spending the money to prep the house for a new tenant screening a new tenant