Note my late fee is high enough to be a penalty, but it is not high enough to compensate me for effort to hunt down delinquent rent (my time is precious, I expect to be well compensated for my time especially if I am doing something as undesirable as collecting delinquent rents.  

Create a penalty/fee that prevents loss of income.

However, failing to pay the tax could result in a lien against my company, complicating the approval process for a mortgage and incurring an estimated $10K in penalties.

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I would just say you aren't happy here, I will let you leave in x days without penalty or you can stay knowing this is the setup here and I don't want to hear anymore.

Few more points:Their lease is valid till May 2025.This is the first time she even told me about mold.In the email she did ask me to settle the lease.I have a little less than a month of rent as security deposit, which I am ready to settle without any additional penalties for abandoning the property.At this point I am okay with her leaving the place, just I want to get the control of the property back to fix the mold issue.History:1) Recently the AC has been replaced and after that there was some intermittent issue with the installation (temp doesn’t reach target intermittently) and I had to call the tech back 5 times to finally get it resolved.2) Also last month I replaced electric range with Brand new Electric range.3) Two months back she said the refrigerator was leaking, I asked her to send picture of the make and mode of the refrigerator, but I never got a reply back.4) Also for last 4-5 months she has been asking me to send her 5-day notice so that she can claim reimbursement, I was sharing a document and she was paying the rent a little late.

However, failing to pay the tax could result in a lien against my company, complicating the approval process for a mortgage and incurring an estimated $10K in penalties. 

Also, ensure whoever you utilize does not have a pre payment penalty or its low so you have the ability to refinance after a year of stabalizing the property.

Hi Emmanuel,Best to double check your lender's policy of Pre Payment penalty?

Miss by a day and you are paying a hefty tax bill (income taxes plus early withdraw penalty if you are younger than 59.5 years old).