I'd give him the legal notice, and return his deposit (yes, it will be painful, but if you don't have proof, IMO it's a lost cause, not worth the hassle/stress) , and offer him a sliding scale, $400 if he moves out next week, $300 if he moves out in 2 weeks, $200 if 3 weeks, contingent that he cleans up the place too.  

For cheap money I’ll go through some pain.

@Jerel Ehlert thanks for the insight that pretty much nails this down then and I have a full understanding thanks for the heads up it is actually a relief in knowing that I can just go on a month to month even though they marked those out and still exercise terminating the lease with the tenant upon notice.

If I see this, I breathe a sigh of a relief that I'm not the one exposing myself to this risk, and move on to the next deal.If it passes, some people might be perfectly fine with that, but in my case I'm still not done.

I think it would take pretty strong ecenomic shock felt globally to see it roll out otherwise.I also wouldnt be surprised if there was some relief provided in the mortgage stress rules.

It was a domino effect - slow an painful for the property owner when the deal goes south.

@Chris PurcellYou're setting yourself up for a painful fall if you plan on doing this yourself now.

I've been using MySmartMove (Transunion) for awhile -it's pretty good, though occasionally a pain to use. 

For me, the pain point of finding reliable help is alleviated when someone genuinely wants to learn. 

Everycould use someone else’s experience instead of making the same painful and costly mistakes.