if you modify your agreement, then stick to the terms. If they are late, issue late fees. But you basically want to make the tenant understand your business is important to you making them put you priority 1 or two to get paid. Now there sre always life factors, like your tenant become ill in a major way. Then you have other hard choices to make, or even finding assistance for them so that the rent is paid. But generally the more you give, the more they take.

you have 7 properties. Find a good property managment company. Some times they offer less perproperty the more you have. So i know one in South FLorida where they start at a base 8% of the rent and the more properties, they lower the percentage. A good company will manage them all and provide you with reports. Good luck

Hi. By the tone, or words, in your question, you are in a nice state of mind. I have been schooled by landlords who have done it for years, while we are not always blessed to have good tenanats, sometimes they do have different life situations that you may want to be considerate of. Life situations like a tenant may discover they have cancer; well you may chose to give them a break. You should also consider your situation, e.g. you live in a city where you have no problem finding renters, vs. you live in a city where it is a small community and renters are scarce and low income.
The rule of thumb under normal circumstances is you have provided the due date and the grace period in the contract. Once the late date has passed (the 5th) you send a late notice with the amount due plus the late fee. It seems cold, but you need to stick with your contract so they know you are serious and your bill has the utmost priority to be paid before they pay anyone else. Stick to your contract. don't start sending extra notices to be nice. Also if you feel like you are two nice, find a reputable property managment company and let them deal with it. Good Luck.

I have 7 houses I am looking for a simple program to help me manage them it has beed paper and files for ten years any advice?

Our company began putting out bandit signs at each entrance of the community - stating "Don't forget, rent is now due". These are placed out around the 25th of each month. On the 2nd - the sign is changed to "Your rent is now late". Although the majority of our communities offer a grace period to the 3rd or the 5th - technically, after the 1st it is late; however the late charge is not assessed until a couple days later.

I was apprehensive of this at first - but it had SURPRISINGLY good results! Majority of all communities not only saw a decrease in delinquent payments, but so many more payments being made on or before the 1st of each month.

When i first took over this 84 unit complex, there were already alot of habitaully late payers. Our rent is due on the 1st, late on the 4th. After trying a few different tactics i decided for my property that this works the best.

On the morning on the 3rd i put up a "don't forget rent is due today" sign in the common areas.

The morning of the 4th, the sign is taken down and anyone that has not paid i will give them a courtesy call that rent was due yesterday. I give them a grace period to get their rent into my hands by 1pm that day (the cut off for my daily deposit)otherwise a $50 late fee is charged and if rent is not in by the end of the day on 5th we will be issuing 3 day pay or vacate notices.

If a tenant is proactive and approaches me about rent being in later then the 3rd, i typically don't issue them a 3 day notice unless their promise to pay date has come and gone without any payment. They will still be charged the $50 late fee.

The friendly but firm approach i find is the best. It keeps the relationship positive yet enforces your rules. last month i only had 5 late payers, not perfect but i think consistency is key

good luck : )