Just a warning to others.

Even though i am 26, employed, have savings, and a stable job - too much protection is never a bad thing.However, i find it very sketchy and somewhat car salesman-like that all these companies keep spamming me with mail and warning me of "last notice or else i will never be able to protect my mortgage ever again."

Hopefully, you have a clause in your lease that states the tenant must return the property back to you in the same or better condition as they received it.You may be able to use this clause to warn the tenant to smoke outside or face damage charges as smoke damage is not normal wear & tear.

I'll take marginal doors if I like the client, and I will fire clients with beautiful doors if I think they are a PITA to work with or if they suck too much of our time (I will warn them first, and if they don't adhere to the warning, I politely show them the exit.)  

I would heed this warning, especially with the numbers. 

I have good luck with them and they have low battery warnings but things can still happen. 

Also charging them a 50$ late fee (if it takes them more then 7 days to pay) im thinking maybe I tell them they need to start paying on the first and kinda frame it like a warning?

This is highly likely to get ugly - one of the occupants will hopefully move out on their own, unfortunately, it's highly likely one will stay.Sooner you hire an attorney the better, but not smoother, this will go.WHy haven't you reported the OD to the "guest's" pobation officer or warn the guest you will to force them out?

This is what I would tell them.If the offending tenant was warned by police or cited by them as verified by a police report then I talk to them about it and follow up with a written lease violation warning aka notice to correct.

I even tried syndications (as a LP,) and learned that I can do better on my own - at least without breaking promises/making myself a victim of fraud, the latter I warned others about on a deal I was being pitched (and time proved me right.)