This will only be the first of more drama and excuses..... next will be excuses for not paying the rent etc etc...

That seems pretty harsh to me and utterly ridiculous when she's never been more than 20 days late..

I may have been a little harsh on Dayton but I do prefer metropolitan areas with stronger economic and demographic fundamentals. 

They do not want to deal with tenants, paperwork, drama, legal processes, repairs, inspections, comps, showings, marketing, and everything else that a good PM takes off of their plate. 

I know some of you will see this as harsh killing them but that is the law here in KY at least and I'd assume most places as well.

I am new to the forum and tried searching for similar info and got frustrated when initial search with 3-4 words results in nothing found (a few did) – certainly not as helpful as Google (might be too harsh).

Then,add your inspection to the mold report and kiss'm goodbye at the door - - you can do w/o the drama.

I also realize I'm the property owner, and I'm not there to parent them, but I do want to make sure they are happy (within reason) and protect my investment and also make sure they honor their leaseOne roommate has a dog and is accusing the other of "disciplining", the other roommate is a clean freak and the other feels "attacked",  and bottom line there's just drama.

Your making the all too common mistake of self-managers of getting into the drama of everything.

If that's a bit harsh, then congratulations you just had your first mentoring moment.