Inherited Tenants - Appreciate Some Advice

[Wade Garrett]

I took control of a fully rented fourplex back in August. It is my first time land lording and I would appreciate some advice on three case study tenants:

Tenant 1: Single lady with a very difficult personality. She calls me with ridiculous requests, including a noise complaint at 3:30am on New Year's Eve. She is also always late on rent. Today is Jan 10. She is due Jan 1, with anything after the 5th with a late fee. I have filed for eviction on her twice, yet she always pays up.  This is her third time paying late in 6 months. The previous owner filed for eviction against her right before he sold to me. And in 2014, she had yet another pending eviction from her previous home. She is currently on a MTM that I put her on.

Tenant 2: Single mom who is often short on cash. She is responsible, but she paid December rent on Jan 2, and obviously is late for January. I honestly believe she just has  hard time making ends meet. 

Tenant 3: Family of 5 (with more relatives living in the home). They also have not yet paid January rent, and owe $230 from a water bill three months ago. This is the 3rd time they are paying late in 6 months. 

I have filed for eviction on each of them at least once, in order to show them I am serious. But that, plus the late fees don't seem to be changing anything. I would prefer to keep the place occupied, but don't like taking a leap of faith for rent every month (despite the additional income). But I am learning.... you can't just force people to pay. 

Experienced landlord advice is appreciated. Thanks!

[Saberian Younger]

Sounds like a bit of a mess. How are you collecting rents? I absolutely will not chase checks no matter what. I give my tenants two options: Auto withdrawal into my account or a *********** account for them to pay with. 

Honestly, you need to replace everyone here, one at a time. I've had inherited tenants and they can be the worst. Research qualification of tenants here on BP. It starts with the first phone call and a list of very relevant questions. I would slowly and methodically get all of these people out of my place professionally and nicely. Don't renew the lease this month and you don't need to give a reason as to why. Either people are financially qualified or their not. They really need to be making x3 monthly rents with credit scores over 600. There is no way that this is your current tenant population. 

I'd start with asking tenant one to leave, she's month to month, give her her 30 days. 

Feel free to reach out, I certainly don't know everything but have been a landlord for +10 years.