Unfortunally they appear to be living on the financial edge and I doubt you have had the last of their late payment excuses.

She is now saying she is being relocated for a promotion at work (not sure if this is an excuse to get out of the lease or not) and asked if we could work with her on some type of arrangement.  

An easy excuse to any hesitation is it is for tax purposes. 

They were trying to use that as an excuse after we found out about it.

But please don't let education become an excuse for not taking action.3.  

We are 7 months into second year, they have been late 3 times (excuses include they were out of town, car repairs).

A 10 year mortgage isnt an excuse to raise rent.Using an SFR for instance, if you are to cash flow, rent at a minimum should equal: Rent=Mortgage payment + Operating Expenses + Required Monthly CF orRent=Total Expenses + Required Monthly CFIf you are told any different, the objective isnt CF.What you will also find is that in many markets, the market rate (what people can pay) for rent may be lower than just the mortgage payment alone or lower than total expenses (mortgage payment + operating expenses), in which case you will have a negative CF -- translation, find a property that actually does CF.

Why should they take time off to meet and wait around for service Excuses and wanting to figure out why tenant is expecting more ??...

Hello my name is Matthew. i found BiggerPockets years ago and have been interested in real estate since i was in high school. i made excuses and let life get in the way for many years.....bad decision seeing i wasted all that time. fast forward to now i am married and have an almost 2 year old son ( wow he grew up so fast). right now i have a decent job with a very caring company but it just isnt enough. though i can save some i wont be able to provide the life for my family i feel that i should. i have been rebuilding my credit for the past 18 months. now is the time for change, yesterday was the time for change I WILL GO DOWN THE PATH TO A BETTER FUTURE. i have listened to almost all the biggerpockets podcasts, read/listened to many books, i am a delivery driver on nantucket island so i listen to audiobooks and podcasts all day while working. i have been started looking for deals but still having a little difficulty analyzing deals. currently i live on cape cod Massachusetts and commute to nantucket everyday. i use the hour long ferry ride each way to search for deals. i have alway been interested in owning enough multi-family homes and apartments to supplement my income. i am currently away from home and my family 14 hours a day, sleep 6 to 7 hours which leaves me spread pretty thin. i am grateful for such a wonderful community that is biggerpockets for coming together and sharing, teaching, helping and building one another. now that i have kind of ramble on i will get back to the point. i am interested in the BRRR strategy particularly with multifamilies 3 units and up. i would also love to learn how to analyze deals better so i can either wholesale them to or partner with other investors. i am not opposed to investing out of state but dont have a team formed yet either in or out of state. i have been all over the country and live in oregon, arizona, north carolina, maine, new hampshire, maine, alaska, and now massachusetts it is great to be here, i appreciate you all and cant wait to know you betterMatthew Hudson

First i want to say hello to everyone i am so grateful and appreciative of this site and everyone that takes the time to educate and spread knowledge freely here.please excuse any mistakes or errors from my typing i am not that great with a computer once again my apology if you guys come across any typos or errors take it easy on me I am a newbie to real estate investing i am from boston mass my background and experience is in construction for the last ten yrs and i worked on and off on crews i worked property management and also i worked on crews were we rehabbed flips for investors so i am familiar with house flipping and how it works and i saw the big guys make money and i always had my sights set that the first chance i get i got to secure some property of my own you know Not getting too much off the topic but i was fortunate enough to inherit a good little amount of funds to get my feet wet and step off the porch but i suffered a great loss I read tons of books i listened to tons of webinars here and all over the internet and i said its my time now i said a prayer and decided that the route i wanted to take was house hacking  my credit score wasn't that great but i paid of all my debt wasn't much under 5k and i started to work on rebuilding my credit i then started my own property management business back in october/16 and i am determine to grow it but its tough starting out trying to land accountsI sat down with a banker and even though i had money in the bank he said i would have to show 2 yrs of w-2 statements and decent credit and solid steady income to qualify for a fha loan with 3-5% down my business is too new So i went back to the drawing board and decided if went further south of boston i did the homework and ran the numbers i could secure a multifamily for under 200k i could possible make things work but i needed it to be on the low end of the 100k range in order for me to afford to possibly renovate and get rents and not run out of money because realistically 200k is all i have i figured i have to take that risk i don't have any kids jus a fiance whats the worst that can happen right lol  so for the past five months i set out on the hunt for a foreclosure but it had to be a multi because the plan is to stay independent with no mortgage was the only way for me to succeed at trying to make it i want to own and manage all my own properties i don't want to sell anything buy and hold i strongly believe passive income is the best way to build capitol and build wealth to grow sooooo finally after these long hard stressful five months were i was only able to find only 5 house that could work and that i could afford for my situation that i was looking for and losing bidding wars to people with more money than me and everytime the bank said submit your best and final and my realtor calling me and telling me you didn't get it ....i was deeply discouraged that the reality was i didn't have enough money to land a bargain because affordable cash deal was selling fast cause everyone is looking to invest right now     but god answer my prayers and i was able to submit a offer on a house that was listed for 150K and after going back and fourth with my realtor and bank they finally agreed to a purchase price of 125k for a triplex 3600 sq. with also a inlaw unit that i could also rent out for making it a total of 4 units i can't believe it i am undercontract so i hired a real estate attorney to handle the deal and i am currently waiting for company to come out and dewinterize the house so i can do a walk threw with my contractor who is my old boss and friend and then i will be getting a home inspection i believe and moving forward to signing a purchase & sales agreement i don't have a exact closing date yet but i am expecting to do a 14 day close also the house needs a lot of work and its in a b /b- neighborhood and i have to do tons of renovating but i still have a cushion to get some renovations done 125k purchase price +50k brings all the mandatory stuff i need up to code electric/plumbing/boiler/ etc ... and renovations i will be into it for 175k is the plan 25k left over as my pincushing but remember i will be house hacking so i will be living there and perform most of the renovations i can myself and i will do over units that i can with my budget so i can bring in rentsThe number one thing is i don't have a mortgage so i won't be under pressure with a mortgage payment every month and this would be a great starting point to build capitol for next rental multifamily investment  i will only have to worry about land taxes+homeowners insurance+plus water cost i would like any feedback if any thoughts and advice from experience people and also opinions on my strategy here and once again thanks for taking the moment to chime in on my experience ....   4 unit3bd/2bd/2bd/1bd-studio3bd in that town rents between 1000-15002bd rents between 900-13001bd and studio rents between 750-1200this property is a potential win please get back to me with any positive thoughts