I think it's also easier to say given the current market.

It sounds like you're ahead of the game here because you're focusing on your local market, which certainly makes things much easier. 

It's incredible how much valuable insight comes from the BiggerPockets community, and I really appreciate it.

It is probably much easier and safer to simply give 60 days notice for EVERY lease because you never know what a judge might say.  

We obviously do have some nice appreciation and an incredible economy that makes our area good for other reasons. 

Consider materials that are easier to install or have lower shipping costs to reduce overall expenses.Buy in Bulk: For investors handling multiple projects, purchasing materials in bulk or sourcing from wholesale suppliers can save money.

Hes incredible  

Getting the tenant out would also make remediation logistically easier.

Let me break it down for you:Why Bay City is catching my eye: Incredibly Affordable Entry: Average home prices around $70,000-$80,000.

@Carmen Assang as others have stated, you have to turn your emotions off and make the best business decision - easier said than done.Also, hopefully you've learned a lesson and will be more aggressive in the future with tenants behind on their rent.All this is another reason DIY landlords are often their own worst enemy and only think they are saving money by self-managing - when the reality is a good PMC will actually save them more money than they cost.