Often such a court case may get them to pay. 

@Grant Stucki That's a great question and I tend to hear this often.

However, it is an old property things wear out more often than you think.  

How often do you check/renew your list?

Mostly hoping for a better class of tenants (I know it's no guarantee) rather than general public renters, who have to this point pretty much trashed this place. 

However, there are much better deals to be had they just don't come up often and they move really quick, I've had to offer the first day to have any chance of getting them.An example I'm about to close on is a 3-2 MLS deal, asking price $90k that will easily rent for $1,200. 

@Aaron CayabyabHi Aaron, as others have said many agents and lenders aren't fully aware that FHA does 2 - 4 unit properties, and in turn they'll often shy away from working with someone who's looking to do that.

@Benjamin Haberman, coincidentally, a PM will cost about the same as if you kept giving one of ten tenants free rent in order to perform all the required duties.

The 7 day period now often results in our tenants preferring to pay via Venmo.

It's refreshing to hear a more conservative approach to real estate investing than is often addressed.