As an aside, I regret selling that place every day.  

Crazy to buy 8$ a pack smokes everyday just to slowly kill yourself .

While I was trading penny stock during the 2016-17 period, I was so nervous almost every day and it drained my energy so much.

If they pay what is due, great, but if they are just going to string you along everyday you wait to start the process is another day you are giving them free rent and more wear and tear on the property.It’s not a fun situation, and it may be something that is out of the tenants control, but the bottom line is that they signed an agreement, and you need to enforce it.

After 4 weeks of working non-stop using my vacation time and every day after work along with weekends, I had a presentable yard, parking for 12, a 6 bedroom house, renters on the hook and all I spent was about 5k out of pocket between materials, equipment rental and 1 month’s mortgage.

Not for convenience, but for market stability and growth I see all around me every day. 

Meet some other folks who are doing what you want to do.I have a website, blog, and I do talk with lots of folks everyday about real estate investing.

Getting 5-10 calls a day every day since we put the sign out.

I drive over an hour from Lake Jackson to Downtown everyday.

You may be hesitant to really dig in all the nooks and hiding places yourself while someone is living there, but your hired inspector will not mind at all since he does it everyday.