Tenant Time Waster / Get Rid of Him?

[Mr Good]

Hello from WA state. We have a law that allows landlords to give 20 day notice, as long as the 20th day arrives at or before the end of the month, for tenants to vacate.

I own a duplex and half of it (Suite A) has been occupied by two different tenants. The first stayed for a year, then left and it was only vacant for 15 days before it I had the new tenant. Those two have been fabulous tenants. They pay on time each month like clockwork. The duplex is in a great area and I never had a problem finding tenants.

This is my only RE investment, and I've been at it for nearly 18 months now.

One tenant pays late, the guy in Suite B. I always have to be on top of him to pay. Whereas the others pay automatically, this guy is the neverending battle to get rent. I have to meet him today to get the rent, for example. It's pathetic. Always some story. But to his credit, around 18 months now he has always paid. It's just a hassle. He is quiet and never causes a problem in the duplex.

I am very tempted to give him 20 day notice on the 10th of this month. I should be able to find a new tenant. Then again, that is a headache. But I see the writing on the wall that this guy will keep doing the same thing month after month. I've probably been too accommodating.

Any sage advice appreciated.