Physical payment/collection of rent policy's

[Andrew Millard]

Ive searched and searched but can only find old topics for this subject.

Im looking to revamp rent payment policy, specifically how tenants are allowed to pay.

Currently Im about 30 units, about 15 pay online no issues via apartments dot com. another 10 or so mail a check mostly on time. Then theres a few that like to drop off money orders or checks on the 4th or 5th. I have a locked mailbox for them to drop off in and only gave them that as a option because they were late once. Well poor tenants being poor tenants have made a habit out of that, and as I continue to grow Im not wanting that to continue. My lawyer told me I can make pretty much any payment policy (within certain legal perimeters) for them to agree to and stick to it. So im considering making it mandatory to mail to PO Box if not paying online. The issue I've run into in the past is then say its the last day of a 5 day notice and then tenant wants to pay (as they always wait to the end). I dont want payment online if its late as it can take several days or weeks to find out the payment didn't go through. Tenants always then want to drop off at my house (even if that was never an option) What's everyone else doing for collecting payments, especially late?