what do I say to the people that come in and pay partial payments?
We don't accept partial rent payments, and it's in our lease that we don't accept them. Also in our lease is a clause that says something to the effect that collecting rent is collecting rent and will not stop and eviction proceeding
to the people that say I will pay next month?
"I'd love to help you, but the paperwork will be in the court before then"
They will come in with their letter and the letter will say no payments after the 20th and they will say I will pay the 27th.
"The paperwork will already be in the court before then"
I want to push people to pay on time and understand that it is not acceptable to pay when they feel like it.
In our lease we charge a late fee if you are 5 days late or more AND we give the same amount as an early payment credit if you are 5 days early. The late fee is substantial, but not oppressive, and the rents are slightly above market to cover the early payment credits. This has the awesome effect of getting the rent paid early.
We haven't done this yet, but I think the "loss" from the early payment credits is tax deductible. Check with your tax person on that.
Of course the other thing we do is make sure that everything in the apartment works the way it should and the property is properly maintained. That goes a long way to keeping a good relationship with your tenants.