I just sent the rental agreement via email, then had the tenant sign the signature page and scan that and email it back to me.

Forget what all these naysayers think, your body is your temple, and you have a moral obligation to yourself to make your millions the old fashioned way, in court.

Unless you're in Austin, I bet you can.Next option, which you might want to do either way, is to send them a letter with delivery confirmation (USPS priority mail is great for this, because it doesn't require a signature and they can't avoid proof of delivery since the postman just scans it before they put it in their mailbox) that says that although you have accepted late payments with late fees in the past, going forward you will be enforcing the due date in the lease, including starting eviction proceedings according to law if payments are not paid on time per the lease.Then, when they don't pay on time next month, take the appropriate steps for eviction.And honestly, if it was me, I'd do this anyway.  

All it takes to accomplish that is good photos and crappy body copy.

A garage door is not an accent, and in MOST cases should be the same color as the body of the house, unless of course it's an actual wood door, faux wood, glass panels, etc.Accent what you'd like to stand out.

Friends had called police, etc and had taken care of the body and the animals... so far, so good.  

@Kenneth GarrettHandrails in town house are designed to hold on while you walking up or down stairs not to apply all body weight.

In which case the mouse may have just "passed on through"  by now,  is dead in the snow,  you'll find it's little desiccated body after the thaw.

No longer required in the day of delivery confirmation, and nobody can dodge the postman who scans your tracking code as she's putting it into the mailbox.Lawyers are highly overrated. 

What I like about USPS priority mail, is the postman just scans it and puts it in their box.