This may seem like a tough pill to swallow, and it is, but it will be less stressful and much cheaper than the eviction process, trust me.2) if they refuse to leave after being offered the money contact an EXPERIENCED eviction attorney who charges a FLAT FEE for the eviction.

If you don't think they will swallow a one time fee, try monthly pet rent instead.

If you neglected to protect yourself in the lease, then you the owner are responsible.I know the situation is a tough pill to swallow, but chalk this up as an expensive learning fee and update your lease to protect yourself in the future.

WASH & CSC use to be family run companies that provided great service but they got swallowed by a larger company that bought all the mom and pop companies.

But keep defending poor reading comprehension and swallow your own chill pill for a brand new member and new realtor...I'm an accredited investor...unlike you. 

This is a big bite to swallow since your relationships with these two folks are both new and you haven't done the legal dance before in your capacity as a landlord before.

There are methods that can be used that make it easier to swallow for the tenant.

I also remember the harsh reality of determining true net when I started... flips were especially hard for me swallow at times.

Swallow principle and it might be more practical to just get rid of this leach now, your property might already be damaged or could be damaged during eviction process.

I want to do right by everyone involved but getting sued into buying a house is a unmanageable pill to swallow.