I ended up connecting with a lawyer who has handled other issues for me and she said basically I waited too late in the month to start the eviction process and to sit tight as it seemed the tenant was actually moving out, but if they weren't out by designated day, circle back to start a formal eviction.What actually happened is that the tenant moved out on the date indicated and left some trash but the unit was generally clean and left in good shape.

______Dear James,I am writing to formally address the ongoing situation regarding your recent conduct, which I believe has crossed professional boundaries.

Future incidents may lead to formal notices and possible termination.”

If it wasn’t formalized, now’s a good time to document it clearly with a short agreement outlining who contributed what, how profits are split, and how taxes will be handled.

Sometimes formal action will convince them to pay.

I want to talk about a frequent topic here, but never really formalized.

In our case, what we usually do is ask them to send us a formal signed letter explaining the specific reason why they need to pay their rent in two installments (usually because of how they get paid at work).We also ask for their permission and the contact number of their employer to verify the information.

If the tenant refuses to pay, contact your local landlord-tenant attorney to understand your formal notice and eviction options, as laws vary significantly.

A contract for deed THEORETICALLY works differently, in that since the warranty deed is NOT recorded there’s no need for formal foreclosure - but in the last 20 years various states have passed laws and or regulations providing contract buyers with greater protections that may necessitate foreclosure or “foreclosure like” proceeding in order to gain “ownership”.  

It might feel formal, but it protects both sides and keeps the focus on getting the deal across the finish line.