If you can prove he is living there (which can be difficult), you can then serve her with a notice to quit based on your state's laws. 

The banks proved to be nightmarish.

I work a full time job , so time can be tough but I know that not being able to do dynamic pricing based on slow months is really hurting us. 

It sounds like a tough situation, especially with the city violations and unresponsive contractor.

Eviction in this county would not happen in the winter.I've never had to prove a smoker in court, so I can't guarantee results.

That's a tough one.

You’re right—New York can be tough with high property prices and tenant laws, but there are some great areas just outside the city where you can still pull off a successful BRRRR. 

I guess the reason why my wife is very hesitant on cutting losses is because between our friend and us, we have spent $92,000 out of pocket on this deal and I guess it’s a tough pill to swallow

With prices high and interest rates also relatively high, getting a property to cash flow (at a 1.2 DSCR) at 75% LTV is really tough in most places.

Best of luck to everyone out there dealing with the slow market, it’s tough!