She acknowleged that there were pets there via text and then i sent her a letter reiterating the same information letting her know she was in viloation of the lease and it was grounds for eviction.In person i let her know she had 3 options1) we can terminate her lease and she could move elsewhere2) we could add a non refundable pet deposit for each pet  and an additional increase in rent. 3) she could get rid of the animals within 7 days and id waive the penalty. 

I can see supplying batteries for smoke detectors.

"misleading a federally-insured lending institution" is a fairly common term in indictments that send people to club "fed" for a few years.

It's usually done with a letter.SImply say you are terminating the agreement made on the ---- day of month, year between us for the management of my property at such n such street, what city, upon receipt of this letter.You could give a polite reason or say nothing at all as to why.Sign it and send it registered mail return receipt requested.Might read your contract and see if it will cost to terminate before the term expires.

I'll just terminate the lease and evict them if they don't leave.

They may attack the validity of the lease and those issues are stated.HUD regulations apply to lease terminations when housing is subsidized.A lease survives a purchase, except when a buyer purchases a property as an owner occupied home and 30 days may be given or a lease may be brokern with 30 days when an onwer has for any reason lost their primary home and has to take the property for their residence.....all state by state determinations, but you may have such exceptions.There are also other covenants in a lease other than just paying rents and if there are other significant covenants broken a lease may be terminated.

Good opportunity; Might fine tune this, looks like it would be 4 years of rent if that's the case.Why not do an annual lease with an automatic renewal that makes it likely that the next year will kick in and continue unless you both agree to terminate (but he could terminate following certain steps).You sign a note, you write him a monthly check, he endorses it back to you for rents or exchange checks.

If he fails to pay on that day, I will be placing a 7 day non-compliance warning for termination of lease on the front door and document this through pictures.

I'm a little surprised they would consider terminating prior to the criminal side being resolved.

Here in CA, for a month-to-month lease, you can terminate the lease by simply sending a official written notice 30-days in advance without providing any reason at all.