No Really, I Mailed Rent Days Ago...

As the old adage goes, if I had a nickel (although it would be $1 now, with inflation and all) for every time I've heard that line. When I was new and relatively green at this property manager gig, I would listen to the tenant's late rent excuse and many times, relent on adding on late fees. But, as anyone in this brutal business knows, you give them an inch  they take a yard.
So no more Mr. Nice OK If You Are Late Landlord, I issue 5-day late notices promptly certified on the 5th day rent is not received and late charges included or rent won't be accepted. Once in a blue moon, envelopes arrive postmarked by the 1st, but somehow were not delivered till days later. It happens, but usually the postmark is after the 1st and that is late. Tenants will pay their cable bill before they will pay their rent nowadays. Priorities, I suppose.
In the 20 years I've been a landlord, there have been few evictions, thank goodness. I owe it all to my go to landlord/tenant attorney, Andrew Hull. His website is loaded with absolutely vital information if you plan on managing your own Phoenix rental. But again, for the measly amount we charge, why oh why would you want the headache??