OP  Not sure if this discussion is clear.A.  

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?  

Look for a RE attorney experienced with those type of transactions.  

Keeps it from becoming a lawsuit)Optional coverages your company may offer:Water Backuputility linesequipment breakdownPersonal InjuryCyberOther policies you may needUmbrella policyWorkers CompensationYou should contact a couple of Independent Agents and discuss your property. 

Get to your local RE meet, Books are no reality, All the best 

Congrats on the big steps further into the business. 2023 was a pivotal year to say the least in RE.

Your insights, advice, and experiences are invaluable and we'd be grateful for any guidance you can offer.Specifically, we're interested in:Understanding local market dynamics in Pinellas and Hillsborough counties.Strategies for evaluating duplex properties for their investment potential.Effective property management strategies.Fostering positive tenant relations.Avoiding common pitfalls and mistakes of investing in this area.Engaging in potential business deals.Networking opportunities.We invite your insights and hope to ignite discussions that could lead to mutual growth and potential collaborations.

After that, my goal would be a steady stream of income while I take a few months to re-assess and figure out the next step in my career. 

Factor in a buffer for maintenance and unexpected costs.It's also wise to discuss rent, utilities, house rules, and guest policies upfront.

It's too much to write down in sufficient detail but I am happy to tell you about in a call if you re up for it.