She went MIA and even when I dropped the notice at her house her only response was to let her know when a court date is scheduled.

Court filings to evict tenants across Maricopa County, home to Phoenix, hit a single-month record of more than 8,000 in January.

Hoping all will fall in place, will keep the thread updated.Usually very responsive to get your investment, then you may never hear from them again - or perhaps in court.

If you evict, how much money will it cost in legal fees, court costs, lost rent (because the tenant will probably stop paying), and vacancy while you prep and fill the vacancy?

There is not a court in the country where something like that would stand up and be legal.

If you take them to court for violation of the lease (unauthorized long-term guests). 

I would imagine that once you set up a payment plan with them, they will turn on the water for the plumbers to do what they need to do.Not sure on the regulations on this but Id also see taking the tenant to court for the balance due on the water bill.Best of luck!

You have no history of received rent payments to show an "implied agreement" that will hold up in court. --- You have only eviction option if tenants don't pay.3) WIth no lease, your only eviction option is 30-Day, Demand for Possession.

---DSRC loans avoid this issue.4) Can't represent your LLC in court---You'll need to hire an attorney for evictions, Security deposit disputes, etc.If you need a business bank account, you can open one with a DBA, which you can get at the county.

After the 7 days, we can send to an attorney to file for a court date - which incurs attorney & court fees for owner.We would have had a chat with the owner at this point to discuss pros & cons of waiting vs filing.