Bill S. has a current blog post on this very subject {BTW: I disdain the latest misappropriation of the term hack which seems to have become an "in" expression}.In our home jurisdiction, as a residential landlord, I am permitted to recapture lost revenue in the event of early termination of the lease.  

It's a family neighborhood and many of the neighbors I've spoke with express concern over the dogs since they've been allowed to moved in.Hopefully an eviction can be avoided but I suspect he's going to have a hard time finding a new place for them too.Thanks for weighing in Jerry, looks like I cannot automatically separate the dogs from the eviction process.

There should be a clause in your lease saying that only the people signing the lease and children identified by name are authorized to live there and any body else "must have the express written permission from the owner".Obvious exceptions would be birth of new child or adoption/foster care.

Tell them (in a signed writing) you won't sue them for breach of K/ damages/ losses for their failure to complete the job in a reasonable time (inferred since you have no express date) in exchange for their promise not to lien or sue you.

Friends from the automotive world have expressed an interest in being a silent partner and splitting the profit with me on my RE investing.

Then writing down the addresses and send letters to the owners expressing your interest in buying.

The property could probably use about 10k of improvements but wouldn't be necessary right away (the current tenants expressed happiness).

You want to express to them that you are local, and not calling from some remote call center.If they happen to catch them at a time when they are considering it, they will open dialogue on you.

And that’s only if the seller has expressed an interest with staying off market because a realtor has a fiduciary duty to the sellers so that vast majority of deals will go straight to the MLS.

But then she went on to express they actually do want to sell the property but they don’t want to because of capital gains.