You can still have a witness signature field on your form letter even if there is no notary requirement.

Your powers of observation are legitimate enough, in my opinion.If your friend saw mail in a way that wasn't illegal, he could be a witness.  

Have a witness with you whenever you visit the property.6.  

Also, the leases will be signed electronically by the tenants but I have to have two witnesses so I plan to print and sign them here at home then bring the perfected copies to the property tomorrow.My main question is, how and when do I collect the initial payments?

Have the police test it (the area if tenants removed it by now)file a reportask about witness protection (who knows what dealers are capable of!)

Were there witnesses outside of your family?

Do you have any emails or witnesses?

Send them a notice about the condition of the property and odors you witnessed.  

The existing tenant witnessed a transaction take place out front of the building.Those are all the details I have.Should he confront the new tenant?

Our standard lease agreement also has witness signatures, which I guess isn't possible if we're not all signing together at the same time.