I bought and gut rehabbed 1 townhouse and renovated 1 single family house to date, and purchased a vacant lot to build my first new single family house.

Become a live in flipper, you buy your first home a fixer upper (out dated ugly, but still good for an FHA loan), fix it while you live in it for about 2 to 3 years, now you have increased the equity/value, sell it cash out the equity get your next fixer upper put down only the minimum for the down payment,  live in it for 2 or 3 years fixing it as you go and repeat, you are now making your "snowball" of money bigger.

That's the reason you should make the rent due date specific, accept only the full amount, and stick to it.Don't be confrontational with them about it; just point out that you don't read where you are obligated in the lease, and if it is a "grey area", take the position that protects you.

Congrats Michael Kissel and welcome to BP from a fellow Buffalo NY real estate investor!

I'm planning on doing a ride-along with a fellow investor in Atlanta in the next couple weeks and I'll have a better gauge then.

I am new to this forum, I was introduced to biggerpockets by word of mouth from a fellow real estate investor whom approached me at my job.

@Jackie Sladky as I don't live in the area anymore I'm not up to date on the market. 

Next we send another notice with a court date to appear before the judge in housing court where we will negotiate a deal with each tenant.  

Then if no response a court date is filed.

I enjoy reviewing these and other reports to stay up to date on trends and opportunities in different markets nationwide.