It's great to be prepared and have your duck in a row but we don't even start discussing eviction until they are at least a month late or behind by 1.5 months of rent. 25% of the time tenants are going to be late and about 10% are going to be late consistently.

You've done well with your Class A rental, generating $500/mo in cash flow, this adds up over time.

The few times I called the office, they were always happy to spend time talking. 

The downside is the cost/time to move everything to storage.3.

We know what the cost is to pay for some work and determine if we do some ourselves, is the time vs money a route to go. 

A VA can be trained to fill out contracts and paperwork anytime to free up your time.

One of my applicants showed up with little credit but no defaults, no evictions, and only traffic violations and verified income high enough to cover well over 3 times the rent and I accepted the tenant despite there being some signs.He paid the rent in time for the most part until a few weeks ago when he stopped and I could not get ahold of him.

Be very careful with this as a first time project! 

The time and amount offered would not be negotiable. 

Now, it's time to file a civil lawsuit as they committed a crime.