We are talking about two ends of the same horse. 

My guess would be that if tested in court, the date the transaction was initiated by the tenant would be considered the payment date, even if it takes 3 days to post to your account.To summarize my opinion on this situation - think of it as a carrot and stick choice (like trying to get a horse to do what you want), try the carrot approach first, if that doesn't work, use the stick.

Don't put the cart in front of the horse.

I'm sure there was a lot of horse enthusiasts that had a thoroughbred as a status symbol and said they would never get rid of ol' Wilbur and get one of those automobiles.

They stall and give the homeowner the "we are working on it" excuse.

This might stall things a bit, maybe enough for you to get time to figure out what else you need to do.In some states, the HOA is not totally wiped out even when it is a junior lien.

Right from the horses mouth we could be looking at another dip in RE values.

I told her let me think about it.So today I decided not to list it until they are out, I called her again today and said that I will give them $500 for moving costs but they have to be out by next week June 26, the day before our next court date if they are out I can just have the case dismissed.I know that she is trying to stall me and that we will have to go to court, the son doesn't get out of jail until July 22 and she is trying to make me wait until he gets out and can deal with this himself.

I swear - people still rode in horse & buggy when my 4-unit's windows were installed. 

I know a few development projects in my neighborhood have been stalled due to my neighbors protesting at the various meetings the projects required approval from.