The tenant would have to file in court, wait for a court date, then prove their case.

They didn't require me to continue using them for any other services.They'll be 100% up to date on state and local landlord/tenant laws, have an attorney on retainer, and they can probably get the job done legally for cheaper than you hiring an attorney hourly.Here are couple good PM's in the Sammamish area that might be worth reaching out to:- PMI Arka- Brink Property Management

Attny gets the court date and sends notice as well. 

If eviction takes three months, I would set the closing date for 4-5 months so I have time to complete the evictions and still conduct my inspections after.I would ask Seller to sign a master lease, giving me authority over the property during the time we are under contract for the sale.

The lease should dictate any free rent dates, so there should be no assuming involved.  2: If it is 100% occupied why are you paying any TI.  

If you go to do the move out inspection on 7/1 and they are still occupying the home, then start the eviction process and include whatever holdover charges the lease allows for in your petition.I know everyone is in favor of you starting the eviction process now, but given their move out date is so close, I would wait.

Here a quote from a news article dated yesterday.

Make sure you are asking about all the terms - the maturity date, the adjustment period, the costs, etc.  

I wanted to wait till after the court date to write up a new lease and was hoping things would calm down.

My AC guy showed me years ago to check the date the AC was built on the metal tag with the specs.