Inherited a non-paying tenant with a new property

[Rebecca Lebowitz]

I have a new property (under management-I do not own this property) the end of April, the tenant I inherited has not yet paid rent this month. I received NO information on this tenant at closing and there was no lease in place (the previous PM company is awful). I connected with the tenant right after closing, to meet so I could get information from her and collect this month's rent. Since then, her cell phone has been turned off and she never answers her landline.

I dropped a "pre 3 day pay or quit" on her door the other day, and I am about to post the 3 day pay or quit. I wanted to give her the benefit of the doubt, as it's new management and I know she had a terrible experience with the previous manager. I also don't want to start off our relationship on an adversarial note. But of course I have to collect the rent and represent the property owner to the best of my ability!

Can I charge late fees for a tenant that's not under any contract at all?

Anyone else have wisdom to share that's experienced this?

Thanks so very much in advance!