He has not paid the September rent yet but says he mailed it (he always says that). 

I would mail them the bill and give them a heads up via text and email that it's coming. 

I never really had an issue with late payments, but hearing "the check is in the mail" just once is more than enough. 

Hello, 
First time post on this forum. I am an investor in Surrey BC and recently had a tenant pass away in a basement suite at one of my properties. The place is pretty filthy and will need a deep clean before I am ...

I always notify the tenant that the rent will be "X" starting in 30 days and if they choose to move to notify me by return mail. 

If I buy a property with my MA LLC in CA and not tell them, I am going to be in a lot of trouble.I wouldn't worry about the junk house, I would be worried about the personal assets. 

It will prevent you from buying junk and I'm sure you don't want something unreliable, especially if you're using them for your rental property. 

I am going to dedicate one room with all the software and equipment where members can come any time to do their data mining, send direct mail, emails, crunch numbers and help each other by voicing opinions.

 I would suggest sending them a friendly 90 renewal notice, let them know all the benefits of staying in your place and not having to move, pay costs for new deposit , getting utilities turned off and then turned on, days off work, moving van , mail etc..

I have rejected 2 applicants who screened well on paper but when we did the in-home visit found hoarder levels of junk, bugs, animal feces, holes in walls, unreported pit bulls, etc.