I have a tenant who has never been able to make rent on time, they are typically making partial payments throughout the month to get current on rent before the start of the following month.

Your post title says "Great Tenant can't make rent", and the responses are questioning your definition of a "great tenant". 

We call lawyers deal killers not deal makers.   

Some are growing and potential money makers.

That's how you push past small talk to make real connections.

I know alot of out-of-state investors are looking into other market for reasons like cash flow, section 8, lower price point, landlord laws, higher ROI's and all the other factors you could imagine that would make real estate investing seem like a great idea!

As you know, Winter is definitely your money maker, with summer being a not so close second.

I would also say this would be a big sign of a GOOD TP/PM team, ones who would tell you this, that you are the executive decision maker not them.

Your site selection will include PJM so you should pitch to their transmission decision makers.

Good luck I just saw a news clip that San Jose CA is going to allow those that do ADU's to sell the ADU's like condo's I suspect those will be HUGE money makers in that market. .. we have done this a lot in Charleston SC they call it a Horizontal regime..