<prompt> Human: Im a bad landlord. Not because I dont fix stuff, but because I let the stress of my regular job take over my life, which made me take my eye off of keeping my tenants in line with rent payments. Over the course of three years, Ive let them pay rent later and later and less and less, to the point where they are now 11k behind. Also, I havent raised the rent for the last seven years. Their rent right now is about 2,000, the fair market value is about 2,600.After threats of eviction, I got them to start paying the full rent plus a little more for the last six months. What should I do at this point? Evict them so that I can fix up the place probably will cost 20k, then find new tenants so that I can rent a fair market value? Or suck it up and keep pounding the threat of eviction every month?I know that if I go to small claims court up to 10k limit, I can win, but collecting is a whole other issue. Whereas, the leverage I have now is to put them on the streets, since any eviction will show up on their record, and they will have a hard time to get a place.  <response>: I just finished evicting an asshole.My new rule is posting a 3 day notice if the rent check isnt in my hands within 5 business days after the first, as stated in the lease agreement. Luckily it wasnt brought up as an issue, but while going through this process in California, I found out that by consistently accepting late rent sometimes 2 days, sometimes 2 weeks, and not clearly stating that it was unacceptable, I set a precedent that late rent wasnt an issue. Give an inch, they will try to take a mile. 