You need to get rid of this client as soon as possible.  I performed title work for an individual that I had worked with for about 6 years and came to think of as a friend.  I always had trouble getting paid from him and in the last 3 years of our employee / employer relationship he started telling me that he had an agreement with his clients that " if the mortgage didn't closed he didn't get paid."  I told him I didn't care if he gave up his fees, but mine have to be paid.  Curiosity eventually got the best of me and I began checking all the titles I ran for him in the past 6 years and found out that almost all of them did close and his signature is on all of them as the notary.  At this time he is no longer in business, to my knowledge, and is paying me about $50.00 a month on a balance of over $6,000.00.

 Lesson learned here is do not become too friendly with the people you work for, trust but verify, and eliminate the scammers and deadbeat companies as soon as possible.