Something like: "Know that if you don't pay your full rent by the 01, I will file for eviction".Or should I just wait and if she passes the 01th, file for eviction?

Anything below is likely in a bad spot.

There are many here in my local area and your area is likely to have the same type of meetings.Most of the deals that I fund are by meeting investors in person at these groups and creating strong relationships. 

I've handed off my LTR to a separate PM and they want to be named on a general public insurance policy for the unit, but truth be told, I feel like I need a solid umbrella policy to cover the MTR and any claims against myself and husband as the owners of the property.

Hello, I have been speaking with an investor who would like to partner with me on some future real estate investments.

I don't like to gamble on rent appreciation.

Send me a DM if you'd like to connect. 

From my experience working with over 400 investors, consider alternative strategies like rent-by-the-room, buying an SFH with an ADU, or renting where you live while investing elsewhere.

I am on the board of the RPA (Rental Property Association of Wisconsin, a non-profit) and typically hear if things like this are an issue from our members or attorneys.

@Matt Smith If you can raise rents like that, you've got quite the opportunity for you.