The portion of Rule 6(a) regarding the computation of time when the period prescribed or allowed is less than eleven (11) days does not apply to any time periods prescribed or allowed by statute or these rules in unlawful-detainer or eviction actions.

“No good deed goes unpunished “It’s a shame but good hearted , timid , or easy going landlords get punished relentlessly by most tenants especially in low income areas. 

That is the starting point, what the tenant agrees to with regard to these things as long as they are not unlawful is where to begin. 

Mortgage fraud punishable by up to 30 years in Federal prison and $1M in fines.

If they do not pay April's rent, then filing an unlawful detainer to remove them from the premises is the next step.

@Justin Kane has the right idea, I would stay out of NYC for investment.Our state government is about to fire a missile right into whatever is left of landlord rights in the city: https://www.nytimes.com/2019/04/17/nyregion/ny-rent-laws-regulation.htmlMost of those bills, if passed, will make NYC and more punishing investment environment than it already is.

what is the punishment if you do in FLA.. can they take your tax lien away ??  

I have definitely focused my efforts on investing out-of-state and partnering with others that do so.If income is the goal, it's a punishing environment.

I’m filing a unlawful detainer for one, my question is should file for both?

@John Thedford lives in FL where the statutory framework prevents and punishes criminally -- unless you are licensed -- the exact method of wholesaling you are suggesting is legal nationwide.