If the tenants are resistant, and do not mail in their money - you send them their "Pay or Quit/Eviction" notice, they will be more apt to respond once they get that notice.

I've been resisting the idea of my wife becoming a "real estate professional status" because she seems to have little interest in it.  

I didn't have late payments after that, except very rarely, and usually it would be a couple times a year with students waiting on their next financial aid payment.So, if you get rid of deadbeats, and go ahead and send some type of reminder, it will really cut down the late payments, in my experience.I really resisted reminding people to pay their rent at first, thinking I shouldn't have to be their mommy. 

I'll never understand why someone would resist letting you make money for them! 

It claims to be a water resistant floor and there is a 25 year warranty on the one I bought.

Then a multi tester to determine what is no longer working (has no resistance/connection).

We are creatures of habit and essentially, resist change.The things that will free you is to have a written plan and great systems for handling rent collection easily and to be responsive to service calls (the latter area where I can improve).Here are some good resources to search for rental property management:David Tilney - for higher-end tenants and minimal hand-holdingFixer Jay Decima - for lower-end tenants and section 8 rentalsMike Cantu - for mid-market properties and tenants. 

What I mean is to resist the urge to write up a bunch of new rules and contracts that are tougher than necessary or create too much change right off the bat.And raise the rent in small increments, if you want to keep good tenants. 

Honestly, I learned to resist doing things for "good will," because you are right in thinking that they can start to think you'll say "how high?"

But, I couldn't resist Googling to see if UNLV has a law school and voila!