Buy a $15 blender at Walmart, and they'll try to sell you an extended warranty.

Please extend an invitation to your tenants to visit me in my home (1925 block/stucco construction - a dang bunker for all practical purposes)...footsteps bother them? 

Similar to your situation, investing in prime location is Raleigh area has also gotten expensive (not as much as Bay area) and as such, I extended my investment portfolio to nearby suburbs.

It would be a great opportunity to extend out to some real estate professionals.

Keep in mind that office is down right now and it could take an extended period to fill.Try to determine why it hasn't sold for 2.5 years.

Seller refuses to extend closing date.

But it is a heck of a lot of incentive to do whats BEST in interest of a Landlord, which is getting high quality tenant with low occurrence of issues that operates on cruise control of consistency and quality care of property, for a duration. % based, it's just about getting bodies in and keeping them in, and that's done by taking the first most desperate trash off the street who says they'll pay. 

Renewed our next 5 year balloon periods and even extended one to a 7 year balloon.  

If they're going to force an eviction, I would want either 1) to just wait until it's done and keep extending the contract (if you're in no rush at all) or 2) ask for a substantial price discount to deal with it yourself.

Do you have something that speaks to the specific cleaning necessary at the duration of the lease?