Don't be in a rush and do a bad deal, but keep persisting and moving forward. 

Median Price: $525,000 +7.14% Yoy - 7ish % isn't unusual, I have multiple ~7% moves since 2016.Sales: 5,344, -10.06% - normal number for September, 2020 was unusually high due to delayed purchases from Covid thus the yoy lossYTD sales: 41,238, +8.36% - highest Sept read I have, houses are selling.Inventory: 5,875, +6.16% - still too low compared to pre-Covid, see stacked chart.New Listings: 6,366, -10.61% - still too low compared to pre-Covid, see stacked chart.YTD New listings: 51,949, -2.47% - prior to Covid we were running 60k+ houses.Months Supply: 1.2, -14.29% - persistently low indicating an unrelenting sellers market, see the Existing homes as a % of households chart, continues to shrink.Cumulative days on Market: 26, -44% - persistently low indicating an unrelenting sellers market

@Brendan Winans was relentless and matched my persistence, and I could not have connected with a better local agent that understood investors looking for the deal. 1 tenant got evicted during escrow, so in the 2 weeks following closing I was able to get a signed lease and received security deposit and rent for market rate.

I personally have a small printed letter with a professional look to it, I handwrite the owner's name, address, and signature and mail them in a colorful envelope.Whatever you choose to do, as it's been said many times; be consistent and persistent.

I think the idea of eviction people are suggesting here is not to actually evict her but just to let her know about it so that she refrains from persisting to stay as an eviction in her history might cost her any future rental and a mortgage and a potential coop.

Like they say, just be persistent and consistent.

I'm confident that if you stay consistent and persistent in your efforts, it will be the best thing to happen to you.

I think the key here can be boiled down to 2 words: persistence and consistence.

Just persist and keep at it.

Paint or marker on brand new carpets, attempt cleaning and if stain persists, charge for replacement minus prorated life.