If S8 turns them down, we refund, but otherwise it becomes their security deposit or they forfeit if they flake off.

@Peice Livingston regardless, my point is it's unlikely the state will flat out "forfeit" rent payments for tenants.

I have asked the tenant to email a formal letter asking to break the lease, forfeit last month's rent for April, and move out by April 30th. 

Contact the tenant and tell them they've broken the agreement and forfeit the deposit.

In our market we have 2 choices, deposit as damages, or not take it and seek further damages.Yes its a check the box  you check the box and the EM is forfeited as liquidated damages if you don't check the box then its all the normal remedies.However in this case where the builder went out and borrowed money to build these folks a home..

@Willie CedilloOur lease indicates they must give one calendar months notice or their deposit is forfeited.

Before considering a coach, run your numbers (What % of your earnings are you comfortable forfeiting for some time while you begin to integrate the education from that coach into your business? 

I didn't reply until today but still no response.I have it in my lease, that if your utilities are OFF for a period of 5 DAYS or more, that you forfeit your deposit and vacate the premises.   

Or if they don’t move in, it is forfeited.

Until the lease is executed you don't have a lease contract, the reservation fee is forfeited (and the reservation fee form makes the VERY clear) if the lease is not executed.