Update for those that need closure.
After all the feedback it stopped being about the dog and was all about renovating, getting new tenants in before the winter hit and trying to reduce future headaches. So got back in town on Monday. Ask a lawyer a few questions on Tuesday and gave the tenant a notice to vacate end of September on Wednesday August 29.
Well Thursday it gets slightly complicated. While the property was being transferred the tenant sent September rent payment to the former owners. He sent it on a Monday August 20th I found out August 21st when I told him were to send the check. He sent a Money Order. I called the former owners they said they would write me a check. I was out of town for a week and when I got back I had a lot going on. So Thursday August 30 the tenant calls the former owner and she gives him September rent back. They didn't call me till till after they did it.
I call him that night and to tell him that September rent is due on the 1st. He obviously angry. Saying I am putting him out on the street with his kids, he has invested money in the house..... on and on....His wife in the background saying a 30 days notice is illegal. I let them know my lawyer says I am following the law. He made it clear it wasn't giving me a dime. That I can use the deposit as September rent. I explained deposits are not rent and If he wants to live in the house in September he owes September rent. He did a lot of talking and I just kept repeating rent is due September 1st. He finally got fed up and say he will be out the end of the month. I asked which month. He said he will be out September 1st.
Well I went by unit today and he did in fact leave. The unit is mostly empty except some furniture left there is junk in the garage and in the yard. He left me all the keys. So this worked out for me this time. I can renovate both units at the same time. His unit is in the worst shape. Two adults, three kids and three dogs in an 2/1 is hard on a place over 4 years.
I have pest control already schedule for this week along with a contractor walk through. I need to get junk removal set up next.
Thanks again everyone for your feedback.