Hi @Shane Waller :)
It sounds like the tenant is terribly inconsistent but pays eventually. So are you getting rent plus lots of late fees? I'm not sure how lengthy and expensive the eviction process is in your state but in Alabama it can be quite painful. If I have a tenant who takes care of the home and pays but always pays late, I want to keep that tenant. Of course continue with your late notices, phone calls, texts, etc but ultimately do not evict unless you see signs that the tenant has quit paying any significant amount. You can serve that 7-day notice to evict (or whichever notice you use) every single month if you need to. I would just tell the tenant this notice is the first step in the eviction process and if he or she wants to stop the eviction process, the rent and late fees must be paid. This might be a monthly cycle but you will avoid eviction fees, rent loss due to vacancy, make ready/ repair cost, marketing for a new tenant cost. And you will receive your rent plus extra revenue from late fees. Many investment groups factor the collection of a target amount of late fees into the annual budget hoping that tenants pay late a number of times. The collection cycle can be a bit of a headache for tenants like this but you could always get a property manager.
Deedee
