However, when we asked the PMC to get them to sign the lease the tenant refused.

What are some specific structures regarding this built into a lease that may not otherwise be utilized regarding a traditional rental?  

I have a auto body shop that is located in a D class residential area, it was own by my grandfather, he is getting up in age and he is passing it to me. he hasn't done body work in years, he just have been renting the place out to some guys he know for like $220 a month. the utility are still in his name also. my whole idea is to come in, change things around, do the proper things, have a actually lease agreement written out for the tenants, with the new rate increase and rules, there wont be anymore of the late rent payments, there will be a late penalty, the utility will be in the tenants names,I plan to put a security system on the property, I'm new to all of this , its my first property I'm open to advice, suggestions, ideas on what I should do.

I've read the lease a couple times and it seems a seasoned investor wrote it because it includes a lot of the things I see over and over.

Then you back that money up with a breach of contract that protects that and even potentially charges more for violating the lease agreement. 

I often have a new tenant signing a lease within 48 hours.

He doesn't have any leases or rental income documentation.

CC, lease cars, few others.

I am only trying to give the BP community a thread talking about paid education from people who have actually paid for an education.This thread’s purpose is not to highlight or advertise any one specific training program or guru, it’s purpose is to find out if those people who paid a lot for education got their money’s worth.So whether you have paid for education on note investing,  multi-family investing, syndication investing, lease options, Airbnb, or how to flip houses for a profit, I would love to hear from you and see if, in your opinion, the money you spend was worth it.

Review their lease agreement and addendums.