This single fam had major roof and ceiling damage... probably a bit more involved than a newbie should undertake but I'm a gluten for punishment.

I want to avoid basing my finder's fee on the purchase price as that would punish me for buying low... 

The New York market is punishingly tough, and does very little to protect the interests of small >> medium sized landlords.

So from your perspective the more you split up the bedrooms the greater the chance you have of profiting.And lastly, another BPer mentioned this but more than likely you will be told it is unlawful to select your tenants based on gender.

Give em a warning, and if they continue to pay late, then give them some sort of punishment, i.e. late fee.

@Martin Neal I have a late policy that punishes severely failure to notify and is extremely forgiving on minor lateness.

Then go to the local magistrate court and file an unlawful detainer lawsuit.

Emotional support animal protection is meant to protect a person with an emotional or mental disability, the law is not made to punish the landlord.

If your tenant is now a squatter then an unlawful detainer may be the appropriate filing in your state.

Read my posts about lawful peaceable possession of abandoned property vs. unlawful possession of vacant and neglected property to understand why that rarely works out like planned.You remove occupants by an ejectment lawsuit filed in Circuit Court, not an eviction.