Once again, I know no one making money in Sec 8 who isn't handling much or all of their own maintenance, cleaning, renovations, and turns between tenants.If you're willing to take over this management, then I have to ask you, how many trapped but thrashing rats have you beaten to death with a 2x4, how many alarm calls have you responded to with a gun?

Lots of great advice here except I would communicate (when you feel appropriate - me it would be a bit later than sooner when you have been their landlord for a bit longer) that market rent is X but I am raising rent to x due to great reference or whatnot.Seems your prepared to have vacant units - if the case I would probably move them close to or all the way to market.

The tree needed to be cut down or all the flowers removed she told me. 

Well, the tenant broke the railing but it sounds like it was inadequate.

and the remain tomorrow or all together tomorrow?

As soon as they folks realize you are going to withhold some or all of their deposit, they are going to go nuts.  

So I got the numbers today—one week after oral bid.

And did you conduct any or all of this in person -- and did that help, if you did?

@Monica Morff 1: tenants are protected in MN by current lease 2: Cash for keys, give them 1 month to be completely moved out and you will give them prorated or all their rent back.  

No oral contracts are allowed for sales of real estate.