HI Kevin, I decided to just ride this thing out in my home in Austin. 

I would also get ride of that wall paper and have the walls repainted in a softer color or white.  

Been binging the BP podcast on my rides to work each morning and just finished my notes on The Book on Rental Property Investing. 

I've lived through the Cuban missle crisis, the assassination of John Kennedy, the assassination of Robert Kennedy, the assassination of Martin Luther KIng, the Cold War, the "Jump the Shark" of Fonzi, the gas lines of the early 1970's, the Watergate crisis, the end of Gilligan's Island, hyper inflation, Jimmy Carter's "Malaise", race riots, hurricanes, earth quakes, 9/11, 2000 crash, 2008 crash, good grief, I can't go on, too many to mention.Yep, the economy survived, I'm still here, the world moved on ( except for walkmans now selling for $32,000) and nowhere was I promised a free ride or an easy life.As they say in "Men in Black" "Kay: "There's always an Arquillian Battle Cruiser, or a Corillian Death Ray, or an intergalactic plague that is about to wipe out all life on this miserable little planet, and the only way these people can get on with their happy lives is that they do not know about it!"

I'd send the hail mary to the tenant and say, "Hey this is the last I'll bother you about this - I'm sure you're busy and I hope you're doing ok.

I don't want to have to solve every tenants' gripe 24/7  and I certainly don't want to get into a boxing match and end up in jail because a neighbor is blocking a driveway.Be nice to everyone and ride with the tide.

Its crazy right now with landlords having no power and fear tenants will just stop paying rent at anytime but we just need to ride the wave and survive until courts gave some power back.

Screw them and the mighty horse they ride!

If you need a ride I'd be happy to give you one.Best,-Justin

Best time is after closing, don't let them ride then increase, otherwise you're a jerk.