Help!!!! First property disaster

[Eric Salgado]

Hello BP,

I got a long a brutal history on my first property with lots of learning mistakes. I’ll try to keep this as short as I can but also paint the exact picture that I am in and desperately need some advice. So bought my first out of state property in Indiana last May it’s a Duplex. Top unit on Christmas had a suicide and the unit downstairs was very close with upstairs tenant. The bottom unit had always paid rent on time and never made as much as a peep until the girlfriend downstairs was so emotionally destroyed about the suicide she left the property. Now the boyfriend of the bottom unit has been nothing but trouble. We decided to switch property management companies as we found out they weren’t doing everything we were paying them to do including doing a background check on the bottom units boyfriend. The downstairs tenant first had a fighting ring in the backyard that after an eviction notice he did take down. Next, we have to chase him down to pay rent and typically only does after we serve him with a 10 day notice. Then He plays very loud music, won’t let anyone in his unit including the water department cause our water bill and electric bills have skyrocketed, when the contractor goes upstairs to fix the upstairs unit he lets everyone know there was a suicide in the unit which we feel will scare away another tenant when we are trying to get it filled. He appears to be strung out on drugs and actually creeped out a contractor so bad he left the job site. Lastly he has his new girlfriend living there and Paid the last months rent with her name on the money order. So my question is how do we get this tenant out keeping in mind the following. His lease is up next February, he does pay but only after we serve him a 10 day notice and COVID.I am open to any suggestions because any decent tenant we get upstairs is going to want to leave when meeting this downstairs tenant.  My property manager thinks we have somewhat of a leg to stand on with the unauthorized guest but the previous property manager lease was in her opinion didn’t specifically define the subletting and unauthorized guests. I have another property and it’s section 8 in another state and it’s been incredible but this property being my first has been a headache to say the least. Any suggestions, Cash for Keys? Eviction for unauthorized user, not allowing access to unit? Thanks in advance.