Evict and Replace Inherited Tenant??

[Justin K.]

Hey BP! Got a question for ya.  Will try to be as detailed as I can be which may make this post long, but I dont like when you are asked a question but dont have all the information to give your most educated response.  Thanks in advance for your advice.

My company is closing on a 4 unit building on Oct. 12th.  3 of the 4 units are currently rented.  The owner graciously gave me keys to the 4th unit and has allowed me to list and show the apartment.  I have had several people apply and have 2 qualified tenants.  The most qualified applicant (based on my screening standards) is ready to move in 3 days after we close on the property (Oct. 15th) and the second (marginally less qualified) applicant needs to provide their current landlord 45 days written notice and would like to move in at the end of November.

The 1st and 2nd Units in this building are under lease until the spring.  The 3rd unit is currently on a month-to-month lease.  I have one of the two phone numbers of the guys listed on the lease.  I believe that since the lease has started they have moved in 2 other friends.  Every time I step into their apartment or the door is open it WREAKS of marijuana (still ILLEGAL in PA).  Also when I inspected their unit prior to placing an offer a few holes were in the walls and the new bathroom sink had a corner broken off of it.  The number that I have for them I am not getting a response via call OR text.  Last time I was at the property I even saw the tenant and stopped him to verify his number was correct and told him that I would be calling him this week to set up a time to get them on a new 6 month lease (get me to the spring).  I have called and text him several times this week and have not heard back.  I am getting frustrated.  

Here are the options I am thinking about and would love to know what you would do and have your input on any issues you may see with any of these options.

Option 1:

Do nothing and hope they pay the rent and don't drive away the qualified tenant that I just found.  

Option 2:

Have the current owner post a 30 day notice on their door before Oct. 1.  Hopefully they have moved out before Nov. 1 (so I wouldnt have to evict) and I have 30 days to fix the damage and remove the carpets (smell) and do my standard finishes (paint, flooring, etc.) on this unit.   Not sure how enforceable a 30 day notice is with the transfer of the ownership, but its a thought.  Then I could move in the second applicant at the end of Nov.  (assuming they are ok with the rent being slightly higher for this apartment).  

Option 3: 

Post my own 30 day notice after we close and start the process.  Compressing my rehab time frame considerably.  Not sure if I could do everything that I want to do in that time frame.

Option 4:

Knock on their door and threaten Option 2 and/or 3 and explain the importance of returning my calls and texts within 24 hours (a courtesy I give ALL my applicants and tenants).

Interested in your thoughts and comments on the matter?  The property is in PA.