That and a fresh coat of paint can change a house from a crappy outdated house into a modern home.

For example, in Cali, to collect a late fee, you must provide a separate  three day cure or quit notice and cannot tack a late fee onto the pay or quit notice for late rent.If the tenant is on a month to month and paying late seems to be a pattern, consider giving tenant notice to not renew the tenancy and start with someone fresh.

I just created mine, so this stuff is fresh. 

I'd do a bit of staging and take fresh pictures like you plan.  

You have a perfect opportunity to start fresh with screening tenants A LOT better.

And a few years after this applicant was accepted as my tenant, I checked the eviction records where the false name match happened; lo and behold, a fresh eviction pops up for the same name and that happened while this person was my tenant.

And this BK is still fresh.  

Rerun old deposits and start fresh?

She informed me that her husband had recently passed away, and is therefore looking to move ASAP for a fresh start.

Honestly if they really wanted to turn over a new leaf, they'd change their name and make a fresh start.