Finally look up the social security cost of living adjustment each year and increase the rent by that amount or to market whichever is greater.

I give them my cell phone to call if there are any issues and I always return their call that day and try to get any issues fixed asap.  

If they put the cell phone near the sink and it got wet from them using the sink, woudl you pay for that ?  

For every day he waits, decrease the security deposit return by something like 10%/$10 whichever you prefer.

Is this your cell phone?

That is my direct cell phone number.  

Well, if you can have a private conversation with her, you may let her know that if he happens to shove her or even throw her cell phone against a wall, etc., she can call 911 and get a restraining order against him which will mean he needs to move out and can't move back in. 

Called the repair guy & he shows up & stays on his cell phone with another tech trying to troubleshoot the problem.

That doesn't work as well if you often have tenants with due dates other than the 1st, but whichever route you go, just pay attention.

Owners want me to call to verify they are in whichever program, they want me to stay in touch with the tenants to ask for any funds to be paid(most programs urge tenants to pay what they can, when they can), we may still have maintenance/repairs/HOA violations, etc. to deal with.