However, once they are 30 days late, they automatically are sent to the eviction attorney, if not sooner.

I'm also in the "never heard of future stay" camp.We now have 6 units all in the same, tertiary local market in the South, and we manually adjust our pricing based on how close we are getting to a unit coming open. 

When i adjust my total investment cost to match that of the BP calc($167800) my COCROI and my multi year ROI match it perfectly which gives me some confidence in my calc.These are the rest of my number for this example.

Did you hire a public insurance adjuster?

Leverage Market DataUse data-driven approaches to adjust your offer strategy: Comparative Market Analysis (CMA): Constantly analyze comparable properties in your target area to understand market trends, price points, and days on market.

They need to forget about the covid era DOM times and adjust to the new normal. 

What a good app to keep track of leases with tenants and collected rent money each month and automatically apply late fees if they don't pay on time?  

Adjusting for the current conditions will be important to reach your goals.

Their in-house adjusters are responsive and quick to reply. 

. - The commercial property is in an LLC, we get K-1s from the LLCs taxes every year showing that the LLC pays for the expense and is cashflow positive; except for the deprecation we take :) I plan on buying a new primary residence in the next 1-2 years and want to know if I need to have the commercial loan adjusted so that its no longer personally guaranteed.