Poor relations with tenants

[Nat C.]

With all of my properties, I would rate my relations with my tenants as an A to A+ with regard to our correspondence, courtesy and on time rent payment.

I have only 1 tenant where the relationship is very poor. This is my only inherited tenant. I bought the property 4 years ago now and this lady and her family were already there. I will call her 'Mary'.

Mary never paid a security deposit, so I only have her monthly rent payments. Her rent is paid anywhere between the 5th and the 20th of the month. The lease requires a late payment fee but she refuses to pay a late fee. 

In general Mary is rude and abrasive in all correspondence. 

The one time I hired a PM to manage this property, matter severely worsened as the PM never chased up late payments and didn't attend to maintenance issues, which aggravated the tenant.

Conversely, I have always been prompt with maintenance requests and repairs.

Recently the stove stopped working. I bought a second hand stove online and organised delivery for $200. When they attempted delivery, Mary was not home, although she said she would be. Delivery was attempted a second time, with no success. 

Mary said it would be easier if she bought a stove and deducted it from the rent. I said she could source one herself and spend a maximum of $200.

The next rent payment was $700 short. Yes, she bought a brand new one for $700, despite our prior conversation about a spending budget of $200. I told her she needed to either return the stove or pay the $500 excess, which she refuses to do either of. 

After much deliberation, I have decided to just evict the tenant when I return to Florida in a few months (she is only on a month to month contract). Doing so will be a further financial disaster as I am sure she will stay on for as long as possible not paying rent. If anyone can please offer me any further intelligent advice or guidance, I would be grateful.