http://www.biggerpockets.com/forums/103/topics/41994-1st-accepted-help-with-2nd-If you want a mediator, hire an RE agent.

We didn't even get the mediation they usually offer on the first visit.

So I need to cover my bases, and offer mediation.

I went to a foreclosure mediation with someone this morning and one of the options the lender gave her (the homeowner) was a short sale re-finance, where the homeowner can actually purchase her home back in a short sale (through another lender, I'm sure).

Agents do not negotiate they mediate, so getting the agent out of the picture is key.

Mari I disagree with your statement.In fact I have no feelings about tenants one way or the other.It's a simple business transaction where I comply with the terms of the lease as a landlord just like the tenant does.Once you become a landlord and run a business you will view it differently.You seem now to view it as most tenants are great and pay their rent on time and landlords take advantage of them.Simply there are bad tenants and bad landlords out there.The judge is the mediating force.If you want go sit in court for a few days and listen to the tenants and landlords go back and forth with the judge for awhile.You will most likely learn things you were not aware of.All the best.

See if you can get them into mediation or maybe just m=pay them a couple hundred bucks to leave.

mediate risk.  

After I fixed up the property and put it on the market, I felt obligated to tell interested buyers that there was a meth clean up before I bought the property, but it was re mediated.  

In their eyes, they are loaning you the money on the future value of the property and not the current value so it helps to mediate their risk by doing a payment schedule.