I'm curious what tactics others have used to encourage tenants to find a new place voluntarily prior to their leases ending.

Looking at properties here I have ran into way more families then collage kids.I have a friend who has been giving me all the standard scare tactics about investing, listing stories of landlords issues with tenants.Now I have done my research, and more research, and then even more.

I don't want to reduced the rent, as they may try this tactic again. 

My question is:I want to change my tactics to maiings on a three tier system.

Given how unique of a loan product this is, I would certainly use them again on a 203k loan and recommend reaching out.If you have any tactical questions on executing that loan, feel free to reach out whenever!  

To bring this full circle and to get to my WHY - I decided to acknowledge how I was feeling, ponder the advice offered by my colleagues and wife and explore what life could look like if I left the CPA world.After this awakening, and taking the PAIN of something I didn't want, I added emotion and clarity to the life I was seeking and desired.I made the decision to make a change and felt I needed to do something fast before my girls got much older.This success journey didn't happen over night and there were many long days and nights.What you need to do is focus on your "WHY" or "Purpose" or "Inner-Game" or "Whatever is gonna keep you motivated".Regarding your tactical questions on where to start and career advice, use BP, network, build your own circle of influence.Most people give up and I was close so many times to throw in the towel. 

The tenant defended on "Check for partial rent not received" (which I sent by certified mail and they never picked up, so I got back) and some pest issues (which I have proof of getting pest control done a few months back )Also, the tenant never notified me for any of these in written way, Also, very sarcastic, rebuked several people on property including not paying rent on time.Are there tactics that tenants employ in such situations or get a state sponsored (no cost to them) type of attorneys to stall the process or draw it out?

I also second what @Jim Sestito said, it’s a tried and true tactic. 

I just wanted to see what was their tactic, how many interviews it would take to get excepted.

You can just throw these tactics in your toolbox as a backup plan.