To encourage them to pay online on a scheduled recurring basis, I was thinking of offering them a one-time gift certificate.

My accounting business just used a coach who helped us increase monthly recurring revenue by 30%.

Your lender should be a great resource, not cause you more anxiety.

I had to fire my previous one who was terrible about service and am so happy I did.Other - I'd add a recurring pest control, which is about $85/3months so a little less than $30/month.You should self manage and self pest control while you live there.

Unfortunately, every 3 years those errors can recur requiring another challenge.And, sadly, logic and common sense don't always matter. 

An optometrist prescribing an ESA for anxiety does not have to be accepted.  

I have problems with anxiety and the idea that I or someone I know could be falsely accused someone of a crime and have this happen is kind of terrifying.

I would replace the anxiety with action and cowboy up on this tenant.

Many of these costs are not recurring, so expect more taxes for 2021.

Find and plug the source of the problem (could be a gap in the exterior of the home through which raccoons find their way in)On a side note: if your property was vacant for sometime (assuming during the late winter months) it could have encouraged raccoon activity, so I don't think this will be a recurring expense.