I did end up collecting it all from her, but she'd keep asking for me to bend the rules for her, and I'd keep saying no.  

@Zachary Critchett, Not sure how Bend handles property taxes, but in Washington County, we can choose from three different plans.

Yeah it burn's to hit a good tenant with a late fee when they are down on their luck, but if you bend one rule, I suppose your inclined to bend more on a per situation basis which I do not want to get into that's for sure. 

This takes away their "power" and lets them know that you aren't going to bend to their will. 

Avidyne Integra  and it failed 300 feet above a marine layer when I was making the ILS approach into North Bend... first time ever I had stuff go wonky on me at the exact wrong time.. 30 seconds later and it could have been the big red handle pull and a splash landing in the ocean LOL.. and since I was not expecting that approach I did not have my life raft with me... you know the links in the accident chain... good calm advice for our lady and her 11 gates running on her property... as always the voice of reason.. !!!!

The only real issue here is a tenant who wrote you a bad check, and is trying to get out of paying rent, even though you keep bending over backwards to fix everything.Time to grow some cojones and start eviction and let her hire an attorney.And the beautiful thing about that is - that whenever an unlawful detainer is filed - it goes on her eviction record.  

Smart business investors know that laws easily bend without breaking.

But I would hold my standards up high and not bend them.Third, I would raise the rent if there is even a little space for it.

You want a tenant who doesn't make you bend your requirements at all.

So don't bend on anything based on your idea that they are good tenants, or have been good tenants.