Update on knucklehead tenant that owes me money

As stated yesterday, I am having a problem with one of my tenants. Since we purchased the building back in 2004, he has paid rent late every single month. However, he has consistently paid between the 12th and the 15th, which has done us no real financial harm. Consistency + no bounced checks = happiness for now.

But, in reviewing a few of my previous posts, you'll note that he's starting to stretch my patience. A few bounced checks, a request to hold his April rent check until April 26th (four weeks late!), and now another request to hold May's rent until the 26th. I still have that April check - my bank told me it wouldn't clear, so I called up Mr. Tenant and told him so, and found that cash in my mailbox.

I patiently waited until the 26th last month, but decided to push back this month. Receiving his rent four weeks late every month is just not acceptable. And it cuts the timing of my mortgage payment on the building pretty close. Now, I cannot get this guy to pick up the phone when I call, and he will not call me. No matter how many times I tell him to "Call me to discuss," he never does. He works the night shift, so what he does is write me notes and drop them in my mailbox. The guy simply will not pick up the phone to call me. My wife pointed out that maybe he didn't want to call me because he knew he'd lose his patience and yell at me. Thanks honey.

I dropped off a letter in his mailbox yesterday, asking to be paid immediately. I also told him we need to get back on track, and I wanted to hear how he's going to do this. I provided him all of my phone numbers, and told him to call me. I asked him if I should use this old April check for May's rent, and I needed to know when I could take it in for deposit. Needless to say, I laid my head on my pillow last night wondering if there would be a note in my mailbox.

The note was there this morning. A long rambling letter, along with a check. (another check?). Here's the note (sorry Mr. Tenant if you're a reader of my blog - start paying me on time, and I won't have to drop your pants in public again):

>>BEGIN LETTER
Q,

I received your letter and I am truly sorry for any inconvenience I have caused you and your family. Without going into alot of detail, there have been a couple of personal setbacks for me but those are not your problem.

To address the issue at hand, this is how I propose to you to get back on track. My pay periods at work have changed to once a month on the 26th of the month. (aaahh, so that's where this 26th of the month thing is coming in). I have direct deposit so the money is electronically deposited in to my account. Last month, when you left me a message that the bank wouldn't clear my check, the money was there when I called and I went there, withdrew the cash and brought it to you.

Q, here is a check for June that I am giving you now so you can have it on the 26th. You will be able to take it to the bank on that morning and I will make sure you have all future rent checks by the 26th or 27th of each month. Again, I am sorry for the inconvenience and do appreciate your patience.

I know that paying the rent even a few days late is unacceptable, but if I could ask you for your understanding one more time. If you could please wait until the 26th to deposit both checks, it will be the last time I will need this favor from you and in all future months you will have all rent checks by the 26th or the 27th. I know it is a burden you don't need but your understanding in this matter is greatly appreciated.

Thank you,
Tenant

>>END LETTER


So, what do you guys think? Am I getting taken for a ride by this guy?