@Dianna Marble run.

@Terry Brennan, Sounds to me like this is a reoccurring pattern with nearly new tenants.

For example, in Cali, to collect a late fee, you must provide a separate  three day cure or quit notice and cannot tack a late fee onto the pay or quit notice for late rent.If the tenant is on a month to month and paying late seems to be a pattern, consider giving tenant notice to not renew the tenancy and start with someone fresh.

There is a provision which looks for a pattern of predatory lending and outsourced risk.

Once you have done this for awhile, maybe a pattern emerges that you can use for your investing criteria for a quick reference.

No  one will get rich this way, you have to put in the work and do the time on your own, you are the only one who can control your behavior and work patterns, and the only one who can make your life better with your choices.  

This is one of those vague threats of taking action against you if you attempt to enforce your rights.Any one of these I would let slide on its own, but taken together, this is a pattern of behavior that will not improve with age.First thing I would do is offer to release them from the lease because of the concern they recorded over the rain findings without penalty for early termination.

This charge was clearly non-violent (if it is as you described), and sounds like it was probably more akin to a teenager stealing a street sign than it was a pattern of criminal behavior.  

Odds are there is a pattern you might be able to useAnd if she has a trail of wreckage maybe banding your damages together is some kind of leverage?

This is good for the Renter and Home Owner but the day of reckoning will eventually come.I have been tracking Foreclosures and REOs caught in a holding pattern waiting to be auctioned some time in the future.