They got an appraisal (think 1950s house never been updated, rear garage corner rotted apart, roof was 40+ years old and crumbled off in the wind, soffits and some wall rot, original boiler, outdated panel... a mess).

I basically informally evict when I provide a move-out date. 

Here are a few examples:1: 3BD 2.5BA in Wyoming, OH - Consistently one of top 3 schools in the state - sold AS IS - pics look good, outdated cosmetics2: 5BD 3.5BA in College Hill - Area has some good spots and some bad spots, house looks to be in excellent shape from the pictures on the MLS3: 3BD 2BA in Anderson - JUST RENOVATED, pics look awesome, good area

Owns outright, interior is 30 years outdated all the way through, perfect neighborhood, and I think I'll be able to help him out of a potentially difficult situation.

Try giving them a sheet with options on it. make one of the options to set up a move out date with leaving the place broom clean and you parting ways.

All I know about these "list providers" is that they are mostly out dated 8-12 weeks.

This book seems to have a lot of valuable information in it but I can't help but be a little concerned that it is a little out-dated since the book was published back in 2005.

I have looked at whitepages.com to get numbers for $.06 each lookup, however when I search for myself they are missing my personal cell number so that makes me think other numbers may be missing or outdated as well. 

In the event of tenant breaking the lease for reasonable reasons, should I ask for the buyout fee ( I ask for 2 months of rent) being paid at the time of 60 days prior notice, or at their intended move out date?

This is clearly outdated, but I am torn what is really needed if I do choose to just keep it as a rental and obviously if I wanted to sell it the best options would involve a full update of the tile and cabinets.Thanks in advance for any and all advice given.