An area where young people are leaving, not moving to, is generally not a good sign, for example.It sounds like you have to do some more research and establish what your criteria should be for investing in a market that serves your needs and meets your financial objectives.

Talk to an attorney and get the tenant served with a pay or quit notice immediately and then file upon the expiration of that.

Next is the GC needed to have me served with this notice and then within 30 days of me being served, we would go to arbitration to determine if there was enough evidence to allow the GC to move forward with actually filing the claim.  

Are you working with a P&L?

One example: choosing to buy a box of instant coffee which has 50 servings for around $10 versus going to Starbucks or Dunkin’ and buying 3-5 servings for around $10.

I'm a licensed real estate broker/investor serving central Indiana, and I've primarily only dealt with single family.

Stihl chainsaws and Husquvarna weedwackers have always served me well.

It improves your property value and attractiveness for new tenants.Worst case scenario, you are able to serve a "Notice of Breach of Contract" to tenant (asap) and evict.Do NOT just wait, address this now, you have to set the correct expectations aka train your tenants. 

Currently bouncing around some ideas on how to best serve my investors in DFW, Texas (Arlington, Grand Prairie, Mansfield, Ft Worth, Dallas) and create win-win opportunities.Where else would you come to get investors opinions?

Next time they are late serve the pay or quit notice asap.