@Steve Tse, I welcome the public discussion about this, and it is good that you understand that Worcester is heterogenous and there are neighborhoods. 

If she moves out, assume minimum 1 month vacancy to rehab and re-rent.

Happy to discuss further.

I highly doubt the department of RE in WA would do anything with this.

I am a very sociable and coachable guy. please feel free to discuss anything with me 

I want to pay my credit cards off ($15k) and adopt children (estimated to cost $10-15k) My company will reimburse me the adoption fees, but not until it's finalized so I am hoping to do a HELOC so I can re-use that monies later on for bonus items like a pool or something fun for the kids.

However the excuses she has (and I’m sure we could all write a book about them) are, how to say it kindly, laughable almost.I usually get a text saying she will pay by a certain date, which passes and left her a voicemail today asking to talk - I am trying to be understanding and said let’s talk on the phone to discuss a plan, but at the same time - don’t want to keep someone around that is not going to follow their lease terms.Questions:How often is it OK to ping a tenant for late rent?  

When communicating now, our agent seems to have forgotten that this was the case when discussing putting the unit up for rent and notes that it hasn't been actively shown until after the repairs were done. 3) repairs costs - when our tenants moved out, i saw the repair cost for items.

Hi Jake- I'd love to discuss STRs with you.Feel free to shoot me a DM if you're interested.

Yes, there are more people here from the Netherlands, we also meet regularly to discuss Real Estate Investing topics.