Eviction or Am I being too rude

[Sachin H.]

Hey Guys.  

I own a property in Georgia and a new tenant moved in 4 months ago.  From the beginning the rent was always delayed by 3-4 days and I didn't mind that.  This month it has been crazy, first they started a story and they promised me to give the rent in 3 days and then again another story and 2 days time and finally they deposited using Cozy.co and the rent didn't go through as they had insufficient funds.  When I checked, there is a new story and they want to give partial payment and I did not accept it.  I gave one last extension for this Friday.  - All of this is happening via email 

Now here is my question 

1) Should I wait till Friday to send eviction notice or send it now with Friday as deadline.

2)  Should the eviction notice be mailed or is email considered to be good enough as we are communicating through email.
3) The tenant directly emails me and not property manager, I copy property manager everytime but she omits that.  Should I email the eviction notice or should the property manager send it?

Please advice as this is my first time going through this headache :-(

[Marc Winter]

I understand the subject property is in GA.

Several questions:  Why is the tenant contacting you directly?  You have a property manager, correct?  Have you spoken to the PM?  

OK--course of action.  

1.  Go to this site.  Study it.  Learn it.  https://www.nolo.com/legal-encyclopedia/overview-landlord-tenant-laws-georgia.html

2.  Do not wait to notice the late tenant.  Follow step 1. above to understand what proper notice means and have your PM do it!  If the PM is a properly licensed broker, they should be performing the eviction, not a long-distance owner.

3.  Have a discussion with your PM to make sure this type of situation will not repeat.  I personally would terminate and get a new PM, but I don't have all the facts.  You might have been the one that overreached and messed things up, but that too is not known.