If the tenant is not renewing, you want all your ducks in a row so you can minimize vacancy and refresh expenses. 

Try refreshing and see if it goes away ...

I strongly suggest refreshing yourself on Robert Kiyosaki's Rich Dad, Poor Dad and Cash Flow Quadrant.

Even then rare...Having 100% extremely late sounds fishy.Bad news: you may have to serve some notices and carry the mortgage (all or part) in the transition.... and you may need new or more effective management.....Good news: you can refresh these tenants (i.e., not renew as lease ends or evict for non-payment); screen the new ones and emphasize timely payment; also you get a good lesson: give one tenant an inch and they'll all take a mile!

I think I read it before a few years back, but I want to refresh my memory.  

If refreshing the unit and increasing the rent is going to happen, might as well give notice and start on the first unit.  

Two of the units are under rented by at least $50 if not $100, but those two units could use a refresh.

Two of the units are under rented by at least $50 if not $100, but those two units could use a refresh.

The classes were a few nights per week for about a month.They really blasted through the info (lecture style) and had a one day crash refresher course I took a few days before my test.

I would use hard money to buy (and get construction loan from them later as well). 2) Let her know what my cash offer today would be, then refresh the offer price when she is ready to sell (building rapport along the way by checking in once a month).