Even Iceland completely cratered and it took 9 years to recover. 

Make them do the work.Also agree that if you take him off the lease you have one less person to try to recover damages or rent from. 

I don't know where your property is located, but I'm in a dry climate and need to water at least 3x a week.Give them a written warning that they will be charged if they do not recover the lawn.

I have financially analyzed and toured numerous properties and had many conversations with those who are already "in the game".

For instance, you could agree to cancel some of their outstanding debts, and/or you could make it clear that their security deposit will be withheld if they don't leave under your terms, and/or make it clear you will file a lawsuit to recover the money they owe you if they don't meet your conditions, and/or get a collection agency involved, and/or you can make it clear there will be an eviction for non-compliance with the contract (among many other methods)...I would also suggest reading up on cash for keys, and seeing whether that strategy could work...talk to the tenant to get an understanding of why they are staying, what things would prevent them from leaving, what things would incentivize them to leave, etc.  ...ultimately, you need to create a new agreement (in a new contract), where the option of leaving and abiding by the terms of your new contract is MUCH more appealing to the tenant than the option of staying and/or violating the terms of your new contract.  

I've used him numerous times for my rehabs but he does it all! 

If the property appraises below $230k, the buyer would have the right to terminate and recover their earnest money.This helped a lot as our market experienced crazy appreciation over the past couple years, however some sellers would reject the contract because it took too long to establish for certain if the deal would close (until after appraisal, which had long lead times)It became common for agents to suggest a secondary form of pre-payment in the form of the Due Diligence fee.

There are numerous indicators that NOI could be raised: projected rents 40% higher than current, tired longtime owner that it appears may have been self managing, other properties selling for a significantly higher unit price. 

There's been numerous times where a title report missed something as simple as the property being sold in a tax deed sale or an pre-existing mortgage not satisfied.

Since flipping is considered an active business that will make you eligible for a truly self-directed Solo 401k plan, which has numerous advantages over IRA.