They has only been late once (10 days overdue) since i obtained the property.My Home owners insurance agent came to the property and submitted a notice of cancellation because of the mess and clutter he had in the backyard as well.

Here are just couple of prior threads:https://www.biggerpockets.com/...https://www.biggerpockets.com/...If you are using the LLC for purchase, don't forget you don't need to create it before you submit an offer for a property. 

You definitely want to have an attorney review the leases for you and the contract before you submit it. 

Then ask to speak to fire dept. for the same reason: and then to public works: they will tell you. sometimes they will say: in theory you could do what you say you want to do, but you need to submit a formal request in planning and building with a drafter and or architect: at that point you will have to decide if its cost effective to do so.

Tenant didn't submit rent. 

As stated above, you need to establish who will be paying the agent's commission, if one is used, in writing prior to submitting any offers.  

I have also routinely submitted documents downtown.

How do I submit offers to jerry Norton 10k program

Served declaration form. waited 5 days...served the 5 day notice... no progress w/ the tenant. submitted the attachments the attorney asked for just a day ago.

The reason I ask is because I am finding that all my ON market properties are way overpriced and would be a waste of time if I was to submit offers 100k less than asking (100k less than asking is an example of a duplex I just researched).