I'm working with a seller, he's disabled and the tenants stopped paying rent 2 years ago.

I listed my property for rent in Zillow for a few days until it disabled my account.

While you can't create limitations against their lease and legal rights they have for quiet enjoyment, things like keeping common areas free of clutter or routine maintenance items that are tenant responsibility can often be added to help keep the expectations on both parties clear.

I live in a trailer court a mobile home trailer house I own just pay lot rent so other night we minding our own business he came over to stay the night because it was day of work and management was drunk didn't know to later but she was knocking on my door I didn't hear her as I was cleaning up a mess in bathroom my son made my older son said someone at door it was management she yelled screaming call my man all kids of names yell at me about my disability saying things about his sex offender registry and such in front of my kids made a much of threats and bunch of other things were said but problem was she did it drunk and had most of the neighbors on my street gathered together to watch or do this and then gathered around gossiping about me afterwards.

This needs to be highlighted in the lease and acknowledged by them.Security Deposits: You can’t use their security deposit for routine cleaning, but if they leave things in bad shape beyond normal wear and tear, it’s fair game to deduct cleaning costs.I’d start by having a straightforward talk with them about the importance of keeping things clean for health reasons and property preservation.

Spoiler alert: These are a routine occurrence with emotional 18-22 year olds.Thats no Joke... 

I am married and earn a good income, but we are a single income household—my husband is disabled and cannot work.

As for the way that they are living, you should be doing routine inspections and then hold them accountable.

Not 2-hour morning routines or more education/inspiration/motivation/etc.

As an investor and disabled veteran (although you do not have to be a veteran), I am exempt from the VA loan funding fee too. 5% down on 30 year notes most recently at 4.5% is legit.