What to do with a troubled tenant?

[Roy Lam]

I have a tenant who always pay rent late, the rent is kind of low for a single three bedroom house in Hacienda Heights, CA. The rent is only $2000.00 with late fee of $100.00 if rent is not paid by the 5th.  But every time I texted them a few days ahead that I will be coming on the 1st, they always say they didn't get the text.  They never reply my text until when they have to tell me they don't have the rent.  It's been almost two years and I am fed up with it since the rent had gone up- so much.

My question is what can I do to either get him to pay on time? I had already raised the rent to $2000 two months ago.  Still the same problem.