The property looked abandoned - weeds growing 3 ft high at the security gate and pillars, tree limbs down, driveway lights (3/4 mile driveway) all broken and destroyed due to driving over them. 

If at all possible, find a way to pay for these right out the gate. 

First off, I always take an application because telling people they don't qualify right out of the gate reeks of discrimination. 

Owner didn't repair the gate fast enough, or owner didn't replace the broken screen door.

As does a form on your website for a service request.Texting is too informal and too immediate a medium to use with tenants.Tenant:"hi my hot H2O heater iz broken, i nEd U 2 fix it fst so dat cats don't hav 2 tAk a showR n cold water!"

@Jeff Gates - This is correct, luckily there are a handful left.

Now, I am a super fan of Warren Buffett and Bill Gates and their quest to eradicate some diseases from this planet.

Originally posted by @Jeff Gates:, and just take your lumps. 

Leaving gates unlocked?  

@Jeff Gates - Thank you for your input on your late fee process Jeff!