Show the $50 late fee on the statement and a $X payment,  The next month he pays $X and is short the $50 late fee, apply the payment first to the outstanding late fee, then to the rent.  

A title search costs between $75-$150 and is money well spent compared to the time spend and the risk of missing an unrecorded municipal lien or an outstanding interest, etc.

My worry isn't so much about the rent being paid and paid on time, but the headache factor...They scored 804 on smartmove, no outstanding CC balances/0 missed payments, no evictions, no disqualifying criminal history (just a speeding ticket).... 

The tenant was advised in writing and verbal "the lease will not be renewed unless  outstanding fees are paid within 5 days.

It has been fine for 2 years and NOW it is not.Then is was "We will pay but only half the rent because the place has a main line water leak the previous landlord never fixed because her husband died and they could not afford to fix it so our water bill is very high and  we have paid the outstanding $4,000 balance down to $1,000 but you need to fix this."  

A Section 8 applicant can usually not meet the standard criteria like verifiable income of 3x rent(does not matter the source), 2 years of employment history, Minimum credit scores, no evictions, no legal actions from a landlord, no outstanding debt to a utility company, etc. 

If they address the outstanding amounts owed within the 7-days the order is rescinded.  

I had to leave some reserve in old account to cover any outstanding checks.

That price is outstanding!

Outstanding!!