@Daniel Grimsley sounds like you have a Class C tenant.They are probably planning on saving the rent they owe you to use to move and pay first month's rent + security deposit on a new home.Why didn't you start the eviction process when they didn't pay May rent?

An exercise for you is to change this phrase "...knowing that my real concern is their inability to pay the rent due to maternity leave" and substitute "maternity leave" with "being X" where X is another protected class based on race, gender, ethnicity, etc.

Competition creates a healthy financial environment and the US will do what it does well circle back around and create a back door and establish new vendors to buy/sell.

Recommend you first figure out the property Class/Risk you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

If Class C or D, then it may be deferred maintenance issues or tenant issues.If Class A or B properties, you should be digging deeper to find out what's going on. 

All depends on the area and goals.In a B-A class where rents are under market and condition is not great, I would prefer vacant, renovate, and rent outlate payments, under renovated, etc are to be expected in C-D class.

@Rufino MendiolaRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

I find new builds to be one of the tougher investments to make work in today's environment with high interest rates, higher insurance rates, HOAs, and that's not even counting the higher property taxes with new builds too. 

What was supposed to cash flow on paper isn't my reality - my suggestion is don't buy Class C inexpensive properties OOS (best left to locals). 

Look for a Dave Ramsey Financial Freedom class and maybe even attend it with your girlfriend.