However, if your gut tells you something isn't right with this applicant, dig a little deeper.

If you don't want that, after the stump is treated and you've left it for a while, get a chain saw and dig a hole around the stump and cut it as low as you can.

This is very simple.You file eviction.Go to court.When you stand in front of the judge present the facts.Be emotionless when you speak and have timeline in a clear,concise,and quick manner.The judge listens to all kind of long BS all day long and when they get someone who keeps quiet and gives and quick and concise response you will stand in good favor with them.I usually let the tenant dig a big hole for themselves and it works every time.The less you can say is better.The judge has heard every excuse before and will quickly dispose of the tenant.Usually after the judgement is entered you can pay for a writ where the marshall will come and throw the tenants stuff out.Depending on how many writs they need to serve that month it could take 3 to 4 weeks to get them out.The tenants do not know the writ office is back up so most leave right away.Here if 500 or less of property is left and it appears they have abandoned the property you can re-key and throw the stuff out.Here if they do not file an answer in Georgia for the court you can get the writ but not a judgement.I would have to pursue them in small claims court then.So as you can see it is vary important to learn processes for your state.I condition tenants before they sign a lease.No drugs,smoking inside,sex offenders,felons,aggressive dogs,etc. will be tolerated.We do inspections once a month and if ANY lease provision is violated we evict immediately.Everyone of my tenants pays on time now and the others have left.It's kind of like having a slack employee trying to get away with stuff all the time versus a great employee that works hard.

They're there, you just gotta dig a little. 

I personally think what theyre looking for is an LOI.....but i would dig a lil deeper for clarification.....we send LOI's when making offers

The best way to explaining this is for you to download an IRR calculator spreadsheet or build your own simple one and play around with one.For what its worth most deals I deem meeting minimal IRR standards is 13-15% but you have to dig a little deeper to uncover the real placements of cashflows and capitalization events... and then dig even deeper to verify the assumptions such as occupancy, rent increases per year, and what reversion cap rate was used.Again I don't look for IRR cause its manipulated a lot instead I look at total return on a 5 year basis.

One was so small that they had to in some places use a fold up shovel to dig a pathway for the person to move. 

I have begun to dig a little deeper into the sub markets around KS.

Sometimes you have to dig a little deeper to get the real picture. 

But in that time - study the comparables in your hood to get an idea of what you can charge (zillow, redfin, realtor.com helps - maybe dig a little deeper into it and find local property managers/landlords and ask them for comps in figures)lastly, I would say in the current market - your reserves pool / capex should be somewhere around 10%.