I also spoke with one of the tenant's today and left a voice mail with the other one.Regarding rent, I have decided to give a 60 day notice of rent increase (what's required here) and do the rent increase in a tiered fashion. ie, they pay the old rent amount for Feb, Mar and April.

They can objectively determine whether or not it's a legal disturbance and deal with it from there.Have you considered doing it the old-fashioned way by introducing yourself, explaining the issue from your perspective, and politely asking them to keep the noise down?

This may sound old fashioned to you, but I don’t meet a lady without someone with me if they are alone and for that matter it not likely for me to go on an appointment of any kind without my wife or one of my children with m. 

Normally, that only applies if you don't take possession of the property, and don't rent it to someone else.Lots of laws here you need to learn, and not easily answered in a generic fashion without knowing the details of your lease or the city/state the property is in.Bottom line, though, if I was you and didn't know all the laws or had the time to learn them, I'd just keep the deposit and tell the tenant they are not entitled to a refund, but they are welcome to sue you and see what the judge says.Then, if they actually sue you, you show up, show the judge the photos, etc.  

I am looking for honesty, respect and quality work in a timely fashion.

There is no incentive for them to find you good tenants or to do repairs in a fashion that saves you money - because they usually profit whenever there are repairs, or finding tenants, or kicking out tenants, etc., etc.  

If you don’t approach this in a business like fashion you will be the one that suffers.

As soon as stainless steel came into fashion I thought they were already outdated things that are going to be dated any day now. 

So, even though I got them to move out in an amiable fashion, I think they could sense that if they didn't, I'd be happy to nail them to the wall LOL.  

Just to add....the security deposit isn't identified as his or hers, so for you to split in any fashion, even if you wanted to, is a recipe for you to be taken into court by one, the other or both.