The smart operators know that they aren't just in the industrial, commercial or residential real estate business, but they are contributors to a vibrant community.

Remember, often one month vacancy from a turn-over may cost you more than you will gain from the rent raise.We will also consider doing a rent raise sooner on a tenant who is not following the terms of the rental agreement or habitually breaks property rules.

I must say, of ALL the online forums I have been apart of, never have I seen such a vibrant, engaged & value creating community!

There is no basement, the ground level is not habitual and is used as storage, and the 2nd level is a 1 bedroom. 

I've taken over a number of buildings where various property managers have habitually kept things below market.

@Micah LukeWelcome aboard the vibrant BP community.

Hearing of San Antonio vibrant lifestyle and diverse culture, I, Ben Aziz, moved here in 1998 and have been a resident ever since.

Any advice on an appropriate late fee and how to handle habitually late tenants?

The tenants that are a no-pay that are habitual, build that into your numbers for the offer you will be providing the owner.  

However these can be quiet expensive if there are numerous violations, or you are a habitual offender.