Tenant respect

[Wesley W.]

Hey folks,

I'm new to the investment game and I've come across a situation I need some input from the current landlords on.

I've got a tenant that has paid late each of the three months I have owned the property.  As per my lease, I have served a "pay or quit" notice after the 8th (5 day grace period from the 1st).  Each time, they have paid before I pursued anything further.

In the lease, they must pay $50 if they don't pay on the 5th, and another 5% of the balance after the 8th.

I bought the property from a lazy landlord that was too lenient with this particular tenant, so I am trying to condition her to my reasonable expectations.  Every month there is a different story; this month her car broke down, blah blah and she would not have the rent on time (this was before the 5th).  I reminded her via text that after the 5th there would be a $50 late charge and another $35 tacked on after the 8th.  She asked if I could waive the second late charge since she was "telling me ahead of time" and was "telling me the day she would pay" (the 12th).  I basically told her that my late fees were to offset my costs of any legal processes I need to begin for non-payment, and that I would have no choice to send out another 3-day notice on the 9th if there is no payment.

She responded with what I can only call a "litany of sarcasm" - about how she appreciates how understanding I am and "way to undermine your tenants' attempt to make rent" , she resents jhaving to pay installments on pet fee for cats she's had for years, etc.  She ended up telling me should would pay on the 8th, despite the hardship.  (As an aside, as I type this she has not paid, and I sent a 3-day notice this afternoon.)

My question is how would you deal with her conduct?  I have been nothing but professional and courteous with her, as I enforced the rules of our written lease.

On one hand, I think "I'm the professional" and should not dignify her conduct by responding at all, while the other side of me does not want to set a precedent where she can use me as a verbal punching bag during her residency.

Another piece of information that might be germane is her unit it totally trashed (she has lived there for 10 years) and would take about $6k to turn it over.  Her rent is about $100 under market (I raised it $50 when I bought the place in July), so I'm mitigating my losses on that unit as long as she continues to pay (albeit late).  To be honest, if the unit were in better shape I'm not sure I would tolerate her drama and BS.

Your thoughts and input as always is graciously appreciated!