Leveraging a professional for the direct mail campaigns frees the 2 of you up to do the personal touch and networking stuff and attack low hanging fruit.

Speak to all 3 as adults, get their plan of attack, modify the lease accordingly, let them know the plan should they pay or should they not, and get moving accordingly.It sounds as if the OP is already dealing with the problem of not receiving full rent and delivering a pay or quit notice, so I think they will be on the path to re-renting soon.

Think on your own and start demanding they explain their claims, make them back it up, and make them show data that supports their claims.This is not an attack on anyone responding here...Think about it..You all take time out of your day to respond to people and help them yes?

He will find another real estate business who charges fees that he can attack those in the business.BTW I have never paid multiple thousands of dollars for title insurance... is that normal?

@John Thedford  you learn a lot about someone when they choose to attack the messenger, instead of the argument, eh?

This gets dirty, and you can never really get a floor like this clean without attacking the shellac under the wax.

Best of luck in your decision and attack strategy!

 This thread is perilously close to turning into an attack on certain posters due to their opinion(s).  

You aren't going to attack the highest quality tenant base in that neighborhood so Section 8 is gonna guarantee that the rent payment keeps coming in consistently.

Its clearly New York.. we mentioned Hamburg shortly after..Welcome to BP  you have been very helpful with you first and thanks for just attacking what I said.