If you are concerned about these folks being manipulators I would always have a witness along with you for any visits to the property.When you go and assess the issues, have a handyman review, I would be civil and upfront with them.

I would get testimonials from the guests that have witnessed things.

My witness happened to be my attorney, but he was there only as a witness.Good luck.

During my 28 years of police patrol work, I can't tell you the thousands of times that I have witnessed great "wailing and gnashing of teeth" as soon to be displaced family members begin to shout, rip their own clothing, beat on their chests and call out the names of deceased family members in an effort to avail a heavenly intercession to prevent being "put out." 

@Arthur BanksundefinedMake sure you have a written set of criteria when processing applicants so you can stay out of the soup if a tenant ever tries to accuse you of violating Fair Housing laws.  

When I went into the tenant's unit who was accused of stealing electricity (to do unrelated work), I saw the extension cord running towards the common area hallway where they would be stealing the electricity.  

Right now the world is witnessing a silver paradigm shift.

The tenant/supplier then signs the estoppel (it is witnessed).Once collected, we provide copies of the estoppels to the Vendor and bring to her/his attention and variances from the information they provided.That said, you could draught estoppels now and review them with *your* tenants.  

I need to make a decision soon and am at my wits end. 

It leaves a bad taste in my mouth, because it reminds me so much of the build up before each of the last three recessions I've witnessed.