Now that I am finished with the build phase and my buyer is ready to close, escrow has just shown that several liens on the property are not cleared.

Anyone remember the late night Real Estate Guru from the 80's Tom Vu?

A small 5,000 sf retail center with 3 to 5 tenants takes a lot more management than a 50,000 sf bulk warehouse / industrial center with one or two tenants.But if you don't want the late night or weekend calls to resolve issues, or you are not knowledgeable, AND especially if the investment property is out-of-your local area, then I would recommend using a local property manager.

Call tenant about being late, again.

Exactly what you can charge them for will depending your laws, and may include the filing fees for the eviction, late fees, and lawyer charges.

My mortgage is 1248$/month (15 years mortgage paid weekly so finished paying in about 13 years).

Given the average time to transact the deal and rehab it - winter acquisitions are usually ready just in time for spring renting.One thing I do like about late summer/fall acquisitions is that there's a greater chance the property was vacated in non-pipe bursting weather.

You’re too LATE!

These two are habitually late on rent and almost every month must pay late fees.

Lately I have been doing quite a bit of marketing, putting buyers and sellers together with lease purchases or owner financing.