When your tenant has been consistently late in rent and is clearly in danger of eventually being served an eviction notice, they said you should take them out to coffee and warn them of the dangers of eviction, and suggest they move out.In general, and here in Portland, OR in particular, that seems like asking for a lawsuit.

I hate to burst your bubble, but...fair warning, I'm approaching you with a very sharp object.1 - Your priorities are skewed2 - Setting an ultimatum of "6 months" to get your first deal, can only lead to trouble...and result in you taking the best deal (even if it's a bad deal) you come across during that time period in order to make your "deadline". 

His humor is definitely of the leftist and snarky variety, so...trigger warning, it definitely won't amuse everybody.https://www.youtube.com/watch?

I play “Two strikes your out” first offense a written warning by certified mail.

It'd be naive to think my post would stay here if I name the terrible people in this forum.Plus lots of newbie would find this warning helpful.There's Yelp for finding good restaurants.

@Anthony Warne: I do work with investors - in fact, I currently have two other out-of-state clients I'm working with. 

Does anyone have any advice or warnings about this?

For example, I was buying a house  and I warned my realtor that I will be coming probably a month in advance and asked her to make sure The seller turned electrical on and water.

But comes pros and cons of it and comes pros and cons of being experienced and set in your ways.Good luck buddy. in my day Beards were not to be warn at all if you were in sales..  

Have you given them any warnings?