Just adding to the topic, I last hung out in the area back in June after Social Grounds Coffee Shop and Hyperion Brewing opened and it was already feeling pretty vibrant.

I did not do my due diligence and now have a set of tenants who are habitual evictees.  

(hasn't paid rent - habitually late when he did, just got fed-up and after 10 days late filed (lease does not require notice).My bigger concern is the lease ENDS in 90 days anyway, and yes, we ARE going to give additional written notice that we are not renewing it...

I'd definitely explore some of the more vibrant parts of the city (Brady St., Lower East Side, etc.) and see what you can find.  

Also, I would say don't get married to just one strategy ... in dynamic, vibrant, and highly profitable markets like SoCal, the market is always shifting, which makes some opportunities more attractive and others less attractive ... the best long term professional investors I know in this market have the ability to shift their strategy as the market shifts to take advantage of the best opportunities available at the time, while still hedging their bets to protect their downside if the market shifts away from them on stuff they already own.

We are typically lenient on 1-2 offenses of late but it is habitual at this point and they have stated that they feel if its before the 7th then they are good because the lease doesn't impose fees till then.My idea for a solution was to send a letter of options for the offenders.

The newest parking policy just came out and they showed me they will issueine fines of 100 to 500 for first time offenders and up to 1000 doller fines for habitual offenders...The meeting came to an end they explained that i am ON notice and that they were waiving the 50 doller fee they had initially threatened to issue me.

I see the future of real estate investing as one where the landlord makes a unit deeply integrated in the community and location, a trendy, vibrant home that transforms it from just a boring unit to more of a community hangout spot. 

Do that habitually, and you've thrown all your structuring expenses out the window.  

Can anyone with experience define what constitutes grounds for eviction under the NJ "habitual late" renter legalese?