Under lease agreement, tenant has 3 day grace period before late payment.

I don't want to get in the habit of depending upon future incomes to prepay bills if it means we're now "dependent" upon the property to perform. 2-Are there 3rd party vendor that offers nationwide property tax payment plan solutions for commercial properties? 

NACA was formed in 1988 and provides an affordable option for potential first-time buyers:✅ No down payment✅ No closing costs or fees✅ No mortgage insurance✅ No consideration of credit score✅ Below market fixed interest rateThere are several requirements to be eligible, starting with attending one of their workshops.https://www.naca.com

He has been with us for 9 months never missed a month's payment so far.

But 30 day grace for rent payment's, that's just baffling. 

Experience of the borrower, down payment, property cash flow, DSCR, etc.  

@Nicholas Toti with a BRRRR, there are typically 2 different financing methods 1 when you buy and one when you refinance.

Yes you are doing it, but at least own up to it and say "yes my marketing methods suck and I am annoying the living poop out of people just to get one deal".

Also hold back a good % maybe 20%-25% for the final payment.   

I got in when interest rates were great but i took variable and unfortunately the rates have gone up and my monthly payments have gone up almost 1400$ from 2 years ago. the plan was to refinance which is why i took variable but i never did as i was not sure what to do. right now the 3 units bring in a total of $3900 but the mortgage payments, insurance and taxes alone add up to about 4.1k.one of the units is a 1 bedroom where the man who has been living there for 28 years is only paying 580$.my main question is what do i do?