Fire them, they failed at one of the most important parts of PM - collecting rent.Be very careful about taking steps to get them out, in Virginia if you do something like try to force them out you can be guilty of "self help eviction" which will cause the sheriff to halt their work and will get you into legal trouble.Cash for keys has worked for me in the past but it isn't guaranteed.

So, maybe that’s what retirement is all about.Maybe you feel guilty for not doing more to plan for retirement, yet it’s so far in the future, and such a daunting task, that it’s always something to put off till tomorrow, or the weekend, or next year.

Found out one of mine died and went to Jefferson county and tried to ask/plead for them to void the sale and was told that they don't void them for that reason because the person has heirs.Also tried to get it voided on another property & that request was denied.

In our criminal system, you are innocent until proven guilty hence you really can't do anything until you have proof of it.

If so, that would even further help plead your case.

Even if all else fails and you have to go through eviction, there should be no sob story that can make you feel guilty because you have done everything possible to treat them fairly.The moral of the story is, if property owners do not want to put in the effort to get good at landlording, they should hire an effective property manager to do the work.

I'm guilty of it as well!

I will admit that I'm guilty of focusing too much on initial numbers on deals and obviously economies of scale favor multis.  

I am looking in new york, ( Westchester, Brentwood, Hempstead, Baldwin babylon mainly properties that I can either get really guilty tenets or section 8 tenets.

Whether guilty or not, the legal fees and time involved would not be pleasant.