I've never had to evict anyone before, but I understand it's lengthy and can cost several hundreds of dollars. 

Almost every bank is going to require some sort of personal guarantee, so be prepared for a lengthy process either way.

I'm thinking about going after short sales for flip or buy/hold properties--but the often-lengthy process gives me pause.  

You MUST follow the eviction process to get them out or else they can fight back and turn a relatively quick eviction into a very lengthy one.  

Short sales are a lengthy process requiring the lender(s) to approve the loss.  

Although, I have duel zoning, my lot is only 60 feet width, 169 ft length. I

Try an eviction company, they usually employ some pretty big guys and just the intimidation factor can get them to leave and you wont be stuck with a lengthy eviction..

With some effort, (new exterior doors, capping lintels, permanently covering any exterior paint) you can achieve lead free, and your tenants have a safer home.This issue is complex, and this lengthy post barely covers what you must know.

Negotiations with tenants have more dimensions including build out costs, free rent, length (I look for at least a 5 year lease with established companies).

I recently wrote a lengthy blog on this subject specifically for "flippers" which can be found on the website listed in my signature.