Take Partial Payment or EVICT!!!

[Shawn Ackerman]

Question Bp'ers.  I have a Duplex that rents for $580 up and $580 Down(bought it for 17.5K) Anyway.  the lower(inherited tenant) has been late on her rent for the past two months.  She's caught up but has still not paid this months rent.  She is offering $400 instead of the full $580 plus $50 late fee.  What would you do in this situation?  This property costs $$265 P/M to carry which the upper unit pretty much takes care of.  Also the unit is distressed and could benefit from a 2K make over once she is out. When Make over is complete the unit could easily rent for $625 per month.  It's a 1300 Sqft 3b in an old Victorian.  

Thoughts????