It may cost a few bucks, but you won't be burning bridges.

Zana Blue - You're not alone there... that's why they pay good bucks for the fixtures on eBay. 

In my area, I can get one for 400-500 bucks per eviction.

HAVE a move out check list cost sheet in you policy packet that covers the cost to remove the nicotine,, 200 bucks a room to prep and seal.. and take photos of walls,, have washed so you can see what the issue is, if questioned later..8  NO smoking policy is best way to go.. 

Or you could just have a will drawn up for a couple hundred bucks ;)My lawyer friends always say "you can pay me now or pay me later".

What that means is you basically ethically bribe the tenant to accept a few thousand bucks from you in exchange to get out in 30/60 days instead of riding out the lease.You'll have to do the cost benefit analysis though: are the rents so low that waiting 6 months isn't the better option?

So it's 500 bucks up front for new people (unless referred to me by one of my regular investors) and that covers me physically going to 10 houses.

You do not give the 40 buck application fee back.. 

I'm in Bucks county Pa so I'm looking anywhere within about a 10 mile radius for now.

Hopefully they will renew again, but if not, it wouldn't kill me to scale back the rent a few hundred bucks for a couple of years.