If they’re late a third time, you have a strong case for eviction for habitual non-payment—without risking the tenant showing up at the 11th hour with the money.For your specific circumstances, with only a partial month behind, I would guess there is a decent chance they can come even on rent and it would be a waste of your time.

However, weighing your options and performing due diligence carefully based on your specific circumstances, the property's potential, and your long-term goals.

Quote from @Bruce Lynn: Quote from @Don Konipol: This is a story from my past that provides a perfect example as to why investing in tax liens at auction is so dangerous for any but the most experienced and knowledgable investorsGreat story....maybe not the exact same circumstances, but I see crazy stuff like this all the time. 

One of the biggest issues is probably borrower default—whether due to mismanagement, market downturns, or unforeseen circumstances, lenders can end up in long, costly recovery processes.

If you opened the exchange with the intent to hold the property for investment, and then in the future circumstance changed which caused you to reconsider the use of the replacement property and convert it to personal use, then a period of time less than two years might be reasonable.  

But could be a great deal for you in the right circumstances.

The goal is to ensure that the property remains viable even if circumstances change, like dealing with a non-paying tenant or a market downturn.

I will under no circumstances take responsibility for the safety of a tradesmen if there are pets on the property.2.

Do you have any suggestions on how we can secure long-term financing under these circumstances?

Who are great property managers in Atlanta you would recommend for my circumstance?