I want this to go smooth as possible, I was thinking of taking her payment towards her rent tonight, and she can pay the $85 plus late fee the next paycheck (16th), and giving her a 30 day notice to move because she broke the lease with the insurance.

I find that I don't have a smooth way to explain how it can benefit their situation and sometimes I just accept it and move on.

That would not change.However, I am thinking about adding some precious metals into my asset allocation to help smooth the ride a little during the next downturn.

She said she would have a resolution for me by then on how I will get my rent and tenant transitioning out of unit.

Been smooth sailing for me for the last 7 years, so it was only a matter of time!

I am transitioning two rental properties right now to multi-metering for water. 

Since this is a major operational transition for me, I want to get it going on the right foot  and will probably return with more questions :-)Thanks!

During my first month of ownership, I received rent incredibly late (about 3 weeks late), which I believed was just a delay between transitioning between the previous property management company to our current one (marketplace homes).

I decided to focus on going full-time real estate agent by July 2018 (because I have a FT marketing business I need to transition out of.) 

Appraiser,termite inspection etc.. went pretty smooth.