My question is if I raised my late fee of $50 to 10% of rent which would be between $75 to $150 do you think it would improve this chronic late payment.

I would probably pull it off the market and let it sit vacant until the markets improve.

The biggest issue with them is needing to "substantially improve" the property purchased in a zone.

This makes investing in the renovation of one nearly impossible to justify, since your improvements probably won't affect the sell price for a buyer that plans to tear it down. 

So I opened Excel and had no idea what to do, so I went to YouTube....there IS A WHOLE PART OF THE INTERNET DEDICATED TO YOUTUBE VIDEOS ON MICROSOFT EXCEL. 

Hi Maria,  Search here on:  work for equity,  also google work for equity, youtube.   

Start watching YouTube videos, read The Millionaire Real Estate Agent by Gary Keller, go to real estate meetups and ask real estate agents questions, etc.

. * THERE HAvE BEen SoME IMPROVeMENTS, BUT SME IF THESE ARE REAlLY ANNoYING (NOTE THE CAPS LOCK ISSUe :)(This is on iOS).

We set aside a portion of our gross rents each month (usually 15-20%) in a capital improvement account and then we can use that account to fund repairs like roofs, AC units, remodel of kitchens or bathrooms, new appliances etc.You will always find something to spend on , I would spend some time to prioritize your capital spending, and to plan ahead of time for big ticket items to keep your place in top condition.  

Often their position is a result of a lack of education and/or the desire to do what it takes to improve their situation.