@Cody Baum - Can you become an investor focused agent and get practice in real estate without it being your own money? 

If you have multiple LLCs, best practice would be having a Plus subscription.  

I guess to get a definite answer I'll have to cold call to get see if all these people are behind on their payment or it's just a standard practice behind some salesmen!

Make it your business practice to post the notice to pay or quit precisely on the day after the grace period ends, every time.

Issue is, in these "bad" deals the government comes after the lease option seller for predatory lending practices and the eviction / foreclosure process is a nightmare.

Seems like a good idea in theory maybe not in practice. 

When I had my own real estate practice, I advised landlords on tenant issues, negotiated cash for keys, and filed evictions. 

Figure out how to actually analyze property and practice.

Your tenants obligation was to pay you on Jan 1, so it doesn't matter if they paid someone else they still owe you...obviously details re: notice and dates all come into play here and from a practical perspective I'd work with the tenant and not move to evict over this.

While I’m happy to discuss general strategies and best practices, I won’t be sharing additional details about the property’s exact location, nearby city, or financials at this time.