If you file a new case in Arkansas between now and July 25, 2020 seeking an eviction, you "are required to affirmatively plead that the property that is the subject of the eviction dispute is not a covered dwelling under the federal Coronavirus Aid, Relief, and Economic Security Act (CARES Act)".  

I would still, in possession of the noticed by PM that contract had a wrong termination date AND the messaging text, try to negotiate a better “ cash for keys”, saying you have a case in court.

I assume, that is likely the case in this lease as well.

You don't want to bring in a lawyer everytime so getting draft legal notices like @Jerel Ehlert suggests is a good idea if they are not in your state handbook.In RI the notice is in the landlord tenant handbook but a quick look doesn't seem like that is the case in MO and the demand letter is very state specific.

You will then get instructions on when where and how to deliver the paperwork and file your case in court. 

This is not the case in every state, which is why location is very important. 

Try sending your students health treats before finals (like protein bars - not sugar or candy). 

Maybe I am misunderstanding the question but I see this come up when a house has multiple buyers involved.That makes sense if the market is a really hot market, that's the case in CA for example, you bid higher than the purchase price because what you're looking for is the appreciation not the cash flow.

Case in point I noticed a tenant issue at one of my properties back in October.

If this is the case in your situation, it would certainly explain why the bulbs were burning so brightly.