Hey Nicholas, congratulations, you remind me of myself.

I send a "renewal notice" which highlights new rental rate, and reminds them they need to provide 30 days written notice if they intend to move out.  

Remind them of the date rent is considered late and how much the late fee is.

I pulled out my file from 2007 to see what were the levels in my current home to remind myself and those were 3.8 and perhaps that is why it was not an issue then and no mitigation plan for the seller at that time. 

.@ Mitch - you just remind me the process of probate. thanks.

You need to keep reminding them that you are their solution and wait for them to realise that as well.

Reminds me of an adage that I've seen in REI many times:"You make your money when you buy, not when you sell"

His laziness reminds me of my own Pittie.

After several reminders, ABC Baltimore started paying rental guarantees in March 2018 ($1260/month) and they were almost always late.

I try to do this every December, so make your task today to setup a calendar reminder for Nov/Dec.