Rent Collection in person

[Steve K.]

We recently closed on small multi family property in PA and have inherited tenants. Previous landlord went door to door to collect rents in cash or other tender and issued rent payment receipts.

I personally went to meet each of them along with previous landlord. All tenant but one were very welcoming. Let's call them a "problem tenant". The problem tenants are retired folks and are on social security. This problem tenant went on and on about issues they are facing during their current tenancy and stress it's causing them on day one. Maybe the previous landlord had different management style and was not responsive. (Property is in an urban area and rodents can get it.) Pest control was done last month by professional company and we offered to do it again (already scheduled) and fix other issues in the building. They were also not happy that the property was sold without informing them and it was not disclosed at lease signing 3-4 month ago. No other tenants had that many issues and were very understanding.

Initially, we offered online payment thru Cozy but quickly realized that some tenants would like to pay cash, check or money order. We then extended them an option to deposit rent at a local bank.

We have already received rents from all but that problem tenant (some online and some at bank). Even the tenant that we didn't expect to pay, after they discussed their job loss with me, have already paid. What a surprise.

This problem tenant insists that I must collect rent (2l Money orders) at their door, like previous landlord, and issue a receipt. Any deviation in rent payment methods causes them undue stress.

Previous landlord has her home address listed on the lease where the rent must be paid but she picked it up in person. Our bank is 2 minutes drive from where the previous landlord address listed on lease.

Since they are non responsive to my phone call before, I had to put a notice of pest control service on their door along with additional payment method with our bank information.

We have stood firm that we don't collect rent in person at their doorstep. In my opinion, it's not safe in any environment.

Is this tenant being reasonable? Are we obligated to collect rent in person and issue receipt? Also, in middle of this public health crisis? How should we approach this? Thank you

(We are predicting they will not pay rent and insist that we must collect. I hate to put notice to quit but we may have to)