What's the best method to remove a disruptive neighbor?

[Ryan Gettelfinger]

Hello BP community. I'm looking for wisdom or advice on how to remove a tenant with limited damage to the property and return on investment. 

To give a little back ground the apartment is part of a duplex that I currently house hack. The inherited Tenants are young and disruptive neighbors. In the past month there has been multiple instances of being woken up to loud music at 4 am and  guests over at all times of the night. I have communicated to them that the late night shenanigans have to stop which is usually followed up with an apology by them then a re-occurrence of the issues a week or two later. 

I know it is slightly unreasonable to request a perfect neighbor that adheres to all my neighborly preferences but the disruption to my sleep patterns are doing harm to my career and personal life. And I did not get into Real estate to cause more problems in my life but to remove them :). 

The Tenants are on a month to month lease at market rate or maybe slightly lower due to the improvements I have made to the property since ownership. Updates include new laminate flooring in place of dingy carpet, washer and dryer hook ups, Bathroom fan, new paint, and repair of dishwasher. My market is steadily climbing with quality renters so I'm not too concerned about getting new tenants in after the vacancy happens but what I am worried about is the damage done to the newly renovated property and ensuing parties late at night to cause my life a living hell leading up to the end of lease. 

So I have thought up a few options I could take to remove them...

• A. - Increase Rent with the hopes that they do not sign new lease and move out on their own terms.
• B. - Send written Communication that the month to month will not be renewed and do my best to control the damage for the following month. 
• C. - Request tenants to meet with me in person and discuss then ends and outs of why I will be not be renewing the lease to appeal to their rational minds. 

I'm wondering what other experienced landlord's think may be the best method to take? Or is there a different route not listed? Any feedback would be appreciated. 

Thanks, New House Hacking Landlord.  

[Thomas S.]

Why would you automatically assume there will be damage. The vast majority of tenant given notice to non renew simply leave quietly. Just give the notice to non renew and wait to see.

You will need to learn how to properly manage and train tenants so this does not have to result again. All tenants need to be trained to meet their landlords needs.