But you are still going to be stuck with the need to replace HVAC, and water heater and polish up the interior.

If they are call the police.

It was only a block or two away from a police station and was a 5.7% cap which had me cash flowing right away.

However, he's kept himself out of trouble, for the most part, for the last 7+ years and is the only stable parent to his son, who he has with a woman he's no longer with but often interjects drama into his life still (police calls, charges that get quickly dropped, etc).

We are focused on long term investing and after a few polished up deals will be looking to employ BRRR.  5 year goal is 50 units and $50k cash flow.  

That being said, HUD has a "Good neighbor Next Door" Program where they allow Teachers/Police/Fire/EMS to purchase at a discounted rate (50% of asking) as long as they live there for a couple years.

I am also a police officer and see first hand what tenants can do to these properties.

It's much easier for you and the tenant to replace flooring between tenants especially if you are going to polish or refinish hardwood. 

If its not the tenants and no one else has ever come looking for it , I would say its yours  You don't think he should take it to his local police station then.

Call your attorney and have them start procedings.Regarding the other tenant, you may have to release him from his obligation on the lease if he is providing reasonable proof (restraining order, police report, etc) of a risk of harm or danger.