In case anyone cares how this is turning out, so after a scary ER visit i learned my heart was not regular and the condition could be stress and anxiety related, I went up to my friends boyfriend and told him they cannot stay longer than may 5th, no comprising or anything, and he said ok. the next day (today) I talked with my friend as she was packing and she said she would have liked a bit more warning that they needed to be out... i asked what did she mean, and she was like I just found out last week that we needed to be out at the beginning of may.

I feel I'd have less management anxiety if I'm not worrying about a M2M tenant, but I'm still too new to see the benefits.

If Tenant cancels automatic recurring payments for any reason without Owner's written acceptance of such cancellation,  such action constitutes a breach of this lease.

I have a multi-unit property in Lakewood Colorado.The lease on one of the units is due to expire in July 2016 and I have notified the tenants that they would need to notify me in writing of their intent to vacate at least 30 days before the lease expires.In the meantime I am working on doing my homework to figure out current market rents for a 2-bedroom basement Unit in Lakewood, Colorado.Unit has a 2 car parking and also comes with good-size garden space, washer and dryer.Current rent is $950 and I am thinking of keeping it at $950 as they have been great tenants that always pay on time, they have pets and pay a non-refundable annual pet fee of $450.Other than some damage to door and stair railing from dog chewing on both “suspected” (not confirmed) separation anxiety, they have kept the unit pretty clean.I like to reward good tenants and feel that I really would rather keep them than go out and get new tenants that may prove to be a nightmare.Do you think that keeping the rent at $950, requesting the annual non-refundable $450 is fair/reasonable?

And some services will let you do an automated recurring ACH so you set it and forget it.  

For example someone with anxiety problems may get a dog recommended by their doctor.

A small 1-time cost to prevent future recurring costs. 

Every tenant has an opportunity to make their case to you, if all the cards before you cause you anxiety or question - just move on.

(e) A landlord and a tenant may agree for the tenant to repair or remedy, at the tenant's expense, any condition covered by Subchapter B if all of the following conditions are met:(1) at the beginning of the lease term the landlord owns only one rental dwelling;(2) at the beginning of the lease term the dwelling is free from any condition which would materially affect the physical health or safety of an ordinary tenant;(3) at the beginning of the lease term the landlord has no reason to believe that any condition described in Subdivision (2) of this subsection is likely to occur or recur during the tenant's lease term or during a renewal or extension; and(4)(A) the lease is in writing;(B) the agreement for repairs by the tenant is either underlined or printed in boldface in the lease or in a separate written addendum;(C) the agreement is specific and clear; and(D) the agreement is made knowingly, voluntarily, and for consideration.

I'm going to set up a system of recurring reminders on something like a semiannual basis to audit all of my negotiable expenses.