Do you expect it to turn around, and/or is there anything you can do to help increase revenue? 

Focus on properties that will have a strong rental market and a clear path to increase in value.Overleveraging:Some investors refinance and pull out too much equity, leaving them with little to no cash flow.

I've just closed on two turnkey deals in Memphis and so far it's been a good experience, so just weighing my next options and I think the BRRRR method will very likely increase my CoC return so just trying to build up some contacts should I decide to go that route as my next experiment. 

So we don't allow month-to-month up front but upon renewal, will allow month-to-month but at an increased rate. 

Hello @Kenji Tominaga,Agreed with @Chris Seveney regarding having the owner offer cash for keys.Since there aren't many options on the market that can compare to the deal you have in place, I'd recommend waiting it out (if possible).Chances are, the value of the subject property will continue to increase while you wait for the tenant issue to be resolved.

Demand for housing and rental has increased significantly.

I hope this will only increase my amount of knowledge and networking.

SO this upcoming July we renegotiate the rent and will be increasing it.

I was in a similar situation when I first started ( mortgage was a large chunk of my salary) Thankfully I had friends that I was able to rent to that basically paid my mortgage and eventually my income increased enough where it was not an issue.what area of Denver are you looking at?

Quote from @Chris Park: The risk of damage increases, but I would be more concerned with the fact she's bringing other men over while her boyfriend is at work, with or without his knowledge.