Accept their notice and start marketing the unit and prepare for quick repairs and fast turnover.....let them go.You didn't screen them or accept them....no deposit (red flag)....below market rent (probably no increases in the 3 years)....and they are giving you their first test to see if you flinch....don't flinch.Yes its a business to make $$, but you also cant run a business out of fear....... the short term "pain" of vacancy can result in a long term benefit .

It is going to be to big a pain to remove.You can see how high the branches are and they were swinging from them like it was nothing.

We have a SFH which, after a painful eviction process, has been vacant now for almost 2 months, and we're looking for advice on tenant screening.

As an active real estate investor and independent insurance agent I feel your pain.

It’s a pain I’m sure, but it’ll all work out.

Waiting on the city for clearances is a pain in the butt!

It’s just a growing pain.

However  If ind it almost universal, if my buyer picks the title company it is a pain in the butt. 

I had a highly appreciating class d property, and that helped save me on another one, but it was a real pain in the butt dealing with the issues on that one. 

I've made quite a bit myself but the tenant base is a real pain in the butt man.