I only own two properties in Virginia. I don't have lease agreements with any of the tenants. What type of agreements should I use. I also have tenants who pay late. How can I do away with them.

Ok, you have verbal month to month rental agreements with them. If you wish to have a written lease, you give the tennants a 30 day notice that you will be requireing a written lease and if they don't agree, you give them notice to move.

Any change in your rental agreement must be given a 30 day notice of change of rules.