Quote from @Don Bessette: I have a 30 plus year tenant that can not keep up with maintaining their unit, it is filthy inside and in desperate need of renovation, all systems are in good repair and I respond very quickly when issues are brought to my attention.It is also well below market rent, and they struggle to pay the current rate.Looking for suggestions on how to gently proceed with the notification to move. 

Several takeaways- 1. the ProFormas are complete fiction, listing 5-10 percent for vacancy and repairs and on the flip side, steady growth on appreciation and rent increases.

For example of above, there was a person I know, they bought a house for a rental, the square footage was enough to make a 3rd bed out of a dining room, that would increase the month rent by $400.00 a month if they did that..

Personally, I've been an agent for 14 years and an investor for 10 years. 

I've watched the repair orders drop dramatically over the past year and half while putting this in place.

I don't have personal recommendations but a Google search of "eviction attorney San Diego" turned up a lot of options.

Do you have an in-house repair staff?

Property tax, occupancy tax, personal property tax, business tax, permit/inspection fees, higher than standard utility fees, ever-increasing fees by the platforms.  

The first, and most critical, step is to determine the property’s After Repair Value (ARV).

If Lessee default on the lease, they have 7 days to remove their personal belongings inside the premise or the Lessor will take possession of their belongings (furniture and decors) Then the rest is pretty much the same as a residential lease.