My rights as a landlord? In Ohio

[Ryan S.]

Hello BP friends,

I have some questions regarding what I am legally allowed to do with a difficult tenant and working through the process of moving them out so that we can sell the house.  Thanks in advance...

My tenant's lease ended and while there is no month-to-month language in it, we have just continued to let them live there under that understanding.  We now would like to sell and she is saying that we cannot come in the house until she gets back from vacation (two weeks from now, July 19th).  We just want to come in and clean so that the house will show well.  

We would also like to give her a written notice that she has 30 days to move out, but she is not in the state to receive the letter.  How does that work out? Can we just text her a picture of the letter? email?

Lastly, we have it written in the lease that she is not allowed to have a trampoline, and when she asked to get one we said no.  Well, she bought one and set it up in the backyard anyways and we would like to take it down.  Any breach of contract issues I can utilize?

Sorry it was such a long post, any help would be much appreciated.  Feel free to ask for clarity on any facts.

Best,

Ryan