If tenant wants to pay and stay, they need to pay everything owed including late fees, non-sufficient fund charges from the bank, and the eviction filing costs.You can stop issues like this by only accepting certified funds after the rent is late.

I should have specified, the SFH would be a non-FHA mortgage, and yes, if I don't end up refinancing this FHA mortgage I will be in it at least a year to meet that requirement.

I would pay that off before paying any non essential bills.

If they ever feel your rental needs babysitting and the become sick of it then your right to own non-owner occupied units in the building can be taken away. 

My understanding is that an ADU would be converting non livable space or adding livable space not just changing an existing SFR

Yes I still charge a non refundable pet fee.

It’s not that much harder to have a Roth IRA do investments-find some borrowers and make loans or something that doesn’t require a non recourse loan.

My overall investment focus is to aquire a mixture of 2-4 unit (non owner occupied) properties and smaller apartment complexes before growing into bigger deals.

Credit history is spotless with 3 credit cards and no other lines of credit.No debt other than credit cards which are paid in full each month.Looking for a property under 800k, so a non-jumbo loan. 

Lots of investors, especially out of state investors, buy here because of the siren song of high returns only to never actually see those returns because of non-paying tenants, continuous repairs and vacancies.