Assuming it states the property will be vacant and broom-clean have a KC lawyer mail him a scary letter stating he will be sued for breach of contract as well as being an unlawful occupant. 

The 20% who do get it clean house and are doing 3-4 inspections per day. 

You'll still probably need to clean it, double check all the items work and the like. 

My tenants are extremely clean and vigilant. 

Found them on the MLS and 1 was a hoarder house so we offered to clean up the property and got it under contract for 20,000 less than the highest bidder.

I'm trying to keep this simple so in the example I'm not factoring in the filing fees, court costs, attorney fees, the unit turn (tenants being evicted typically don't clean and paint on their way out :) ), vacancy, marketing, and leasing fees that also come with an eviction.

Unfortunately, we've worked with 5 different property managers in the 6-7 years we've held these properties and every time we have a vacancy, our tab for cleaning and preparing has been overpriced.

Since we bought REO, seller, which was the bank, dictated title co, and they were not great.Second one was an unrecorded death certificate, to clean up chain of title and take a spouse off. 

As a landlord I supply clean safe properties at the rent rate set by supply and demand.

A lot learned about using eviction aggressively when needed.The facts:Tenant wanted to leave, gives me '30 day' notice, then says they are leaving in 4 days, then moves out.Tenant wanted security deposit before they move out.Tenant has been model up to this point, communicating, handling turnover, cleaning, pays on time, etc.Police were called prior to my arrival by other tenant and they were told to put my property back.I show up on property unannounced and some of my property tenant knows is mine is still moved next to the door with their moving boxes.Tenant says to my face they were going to take my stuff in case I didn't give them their deposit back?!