It'd be an issue if you had hundreds or thousands of units and made it a pattern of not replying to people with Hispanic names, but that's clearly not the case. 

With hundreds and hundreds of move-outs to analyze, patterns start to emerge, and it's not what most people think.

.- Same pattern month of November, the year after, you would think I learned, but no 🤣.

Study the Realtor listings and note down the advantages of the home that the Realtor or agent  is listing - you will see a pattern - Realtors know what sells in that price point and you can glean a lot of helpful information about marketing from being familiar with them.The other thing that I would say is try to get a feel for the materials used in the higher end homes and include at least one of those if you can - feature walls, subway tile, a granite island top if you don't want to kit out the whole kitchen etc.

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.

If she is has a late payment pattern on a 60k income with high debt you would have most likely gotten a decline.I am not to concerend about their debt load, as long as they have a good track record of paying on time like clockwork.

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

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

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.  

Use either one of the fancier laminates, with a marble look and a fancy edge.