If there's equity maybe selling and restarting would be ideal unless you can up income/cut down expenses

The importance of lowering expenses and increasing efficiency to maximize property income.

Over that we send a default and start the court process if they don't pay. 

Google for a Service Agent who does Evictions and pay to get them out.

You're paying rent, but it's an investment that will pay handsomely down the road.

Pays on time?

Out of curiosity would anyone be willing to share any experience with non-paying renters who've vacated the property prematurely?

And some expensive ones for larger operations.

It is also possible that either the folks in charge of the station, or the prosecutor have set a policy of not wanting to pursue non violent crimes, or even not paying attention to crimes against folks who are not local residents. 

Eric,Without going into too much detail on each line item, at first I use my back of the napkin method with a 40-50% expense ratio.