If she has been a good tenant otherwise, you might think about a renewal that makes the due date the 5th and a discount for the 1st or earlier.If she hasn't been a good tenant, don't use this incident as grounds but don't renew her lease. 

Right now I am enjoying absorbing all the info here on BP.It seems like I can gain the most ground financially with more units, perhaps a quad is the best choice if I can find a good deal.

I've got the same situation where I leverage a buddy from this area as my boots on the ground. 

Here are 6 simple rules to follow when buying "C Class" property which should help sleep better at night...Rule #1:  Find a Local Joint Venture PartnerNothing beats boots on the ground, especially if you are investing in place where you do not live. 

I have a clause in my lease that will not allow signs on the grounds. 

The exterior, the grounds, the parking lot......any deferred maintenance is easy to see.

Not to pour water on your surveying parade, but I know a lot of civil engineers who are underemployed since subdivision development work ground to a halt several years ago.

Memphis has been tough for us so beware, if you do not already have a team with boots on the ground, what seems like a good deal may turn out very challenging.  

Looking to make moves on property (4-5 bed + commercial unit ground floor) in Brewerytown in the ballpark of 60-70k.

I would say if you own the mobile home and only leasing the lot that management would be more lenient on back ground checks.