In the case of a mortgage, you will voluntarily sign personally, or you won't get the funds.

@Mikhail PetrenkoWhen my wife and I bought our business in the fall of 2017 we lived in a furnished apt for a couple months about 2 blocks from there at Fillmore and Huntoon - I didnt think the area was that bad - the park to the south of Holiday park my wife said she'd see tweakers sometimes and people smoking pot (which I think should be legal) and during the day you'd see the occasional tweaker or person suffering from what appeared to be severe mental illness - which in my opinion is normal anywhere in Topeka - My outsider perspective living here going on 3 years now.

So be glad that, if he truly can't pay his rent, he's leaving voluntarily. 

You also need to account for any utilities not covered by the HOA, and set aside some small-ish amount each month to replace things that get damaged like linens or pots & pans.  

I think it is a fair expectation of a tenant that there will be a POTS jack in a unit.

If they do not move out voluntarily you are stuck; be glad they are at least paying rent.

Who in their right mind would give that up voluntarily? 

If the retailers, hotels, and other employers don’t re-open and quickly ramp up to their former revenue level, many jobs may be permanently lost, which will in-turn impact apartments.While this is the most sudden deterioration in labor markets in U.S. history, it will still take some time before multifamily operations are impacted to a level that causes owners to exit voluntarily or under distressed scenarios.

I knew he smoked pot as I would smell it in the house sometimes and he like to work at night time...but at the time I told myself I didn't care as long as he did a good job.

I would stash that 3K/month until you have a larger pot to pull from.