Further, it appears to be a pattern that the most successful and wealthy investors LEND their money as HMLs.

I've noticed this, too, and have to confess that I follow the pattern, but I'll be here for breakfast tomorrow.

You should call some property managers there and find out what concessions are being offered, what type of lease structure is used, how many people need to be evicted, crime patterns, etc.

I track the sales and listing timelines to look for patterns, but I don't have enough data to see anything definitive yet.Keep doing what you're doing, track everything, and look for patterns in your data.

What you want from the tenants is a PATTERN.A PATTERN shows stability even if paying late.What you don't want is the tenant being unstable and trying to run your business not knowing what they will do month to month.I would just increase the late fee and shorten up the grace period and eviction time line.This will force the tenant even though paying late to pay earlier than before.You could also up the rent on the new lease but offer a rent credit if they pay early every month.Say rent is 800 now with a 100 late payment.Up rent on new lease to 850 a month but 50 dollar rent credit if they pay on time but still keep 100 late payment.You are just trying to condition them in a nice way to pay you first and not after utilities,car etc.

Seems to be a pattern.

I see a pattern of success in RE from the following vocations: ex-athletes, military, and engineers.

Well, actually it is the effects of weather patterns changing due to the warming, had to grasp I know. :)

In doing so, identify the intended use, density, buffers to residential areas, utility capacity, traffic patterns and parking, engress/egress, environmental impact if any and water retention as well as the tax base being increased.

Depends on what is customary for your tenant base and rent level for the area.Carpet usually gets thrashed in common areas that have heavy wear patterns but do better in the bedrooms.