@Cory Dessauer , don't include any reasons to 30-day notice. If the resident doesn't have fixed lease and has month-to-month only, simple 30-day notice about ending the tenancy is sufficient without any explanation. In fact, they can use any reasoning you used there against you in a court (when you will file eviction for possible holding over the place).
I can send you the form we use if you want.
Inherited residents are often hard to deal with, we finished 4 evictions last 4 months. You shouldn't list any reasons, make verbal explanations only if you want. We didn't offer cash, offered 45 days too, full security deposit back (we do full remodeling anyway) and U-haul truck with a driver once (in the hardest case).
Still didn't work, residents got advice from some random fake attorney, threatened us with FBI once :) and we had to file the eviction for holding over (after additional 3day notice btw).
It took 1 minute for the judge each time to explain to them what month-to-month means.
They were trying to make arguments about rehab (they almost intentionally did cause leakages to lower floor units), retaliation, living too long on a property etc, but all of that isn't valid in a court as long as you posted a correct notice. At least in Ohio as a landlord-friendly state.
Tried to approach them nicely and with good concession (instead of paying legal fees), still didn't work for us :-/
Feel free to send me PM if you have any questions. Not legal advice, but we did the same 4 times last 4 months, including one move-out last week.
