Also, I failed to mention that 2 flowering trees are completely gone and I assume they died and was removed. 

@Shavas Flowers  For my first few rehabs, I did seller financing for the purchase, and brought in a combination of friends funds and credit cards for the rehab. 

Never late, grew flowers in the front yard, and it took me by surprise.  

In one four plex we own there is an older lady that is the mother hen and takes care of all the common area cleaning, sweeps the front area, puts out fresh flowers, etc.

The lady that bought it really loved 2 things-the kitchen I re did and put in with a snack bar and the terraced front yard with flowers, lots of bulbs,  burning bushes, fruitless pear tree, etc. 

Yup know the type well.. as we all know the hippies and flower children of the late 60S San Francisco  ended up moving north up into N.

If they ever go into the next month, that's a red flag worthy of initiating eviction proceedings, but if they're constantly 3 weeks behind and are paying you over $1k per year in late fees, I'd send them flowers and champagne.

@Justin Flowers Welcome to BP! 

Hi Kyle,      My wife and I sold our 4/3 with pool and fully upgraded year 2000 home in Flower Mound last year and set the price per sq foot for the subdivision and that per sq ft price is still the highest after a full year.  

Come spring and summer, every time you water the flower bed, you'll have the same problem.If gutters and grading don't fix it, then you might have to go the next step with a french drain system.