Reference the fact that they continue to violate the terms of the rental agreement so it is time for them to go.Be swift, firm, polite and fair.

Account Closed Thanks for the swift response.  

When you become knowledgeable of your target market, you will be able to make swift decisions to take advantage of opportunities, but as a new investor, you have to learn what that is before you make any rapid decisions and make a bad deal.

The foreclosure process in Texas is swift and you can also offer a DIL if they quit paying.

Sorry, but as a group, they need a real education in business and in RE, they need real skills and an ethical swift kick that let's them know they don't have to rely on deception to make a deal fly. :) 

In my experience, they are generally easy to work with if you explain what you need them to do, what you are willing/able to do yourself, and any extra you might have them do if it's still in the budget.The Marshall & Swift Cost Manual (used by most appraisers) can give you some pretty precise numbers, and insurance software can probably give you a ball-park estimate, but there are many variables to consider.

In a 3 month period of time [1] I came out of the closet with being Autistics [2] we bought and moved into a travel trailer because we had spent all of our money, and I was naive enough to tell everyone that we were now poor but so blessed and did not care because we now lived near our wonderful friends in the mountains [3] I was diagnosed with breast cancer and had a double mastectomy [4]  swiftly bloated up 30 pounds, developed lizard skin, hair loss and was no longer cute and young looking for my age [5] meds made me cry over anything and seemed to suck out all my brain cells [chemo brain is real]But this was all okay, because I had the support of all of my wonderful friends, right?  

As investors, we can also rebuild for much cheaper than the insurance company's Marshall  Swift calculators, or whatever they use to calculate their replacement cost figures. 

@Nathan G, Thanks for the swift response.

Your best defense is obviously screening but you must also act swiftly when dealing with tenant issues.