Find a lawyer and issue a lease violation for other issues such as excessive noise and furniture removal.

4.Tips to avoid similar issues in the future?

I am not aware of any issues with using third-party screening services. 

So many variables can turn a deal sideways from 1 hour to the next - i.e. inspection findings, title issues, contracts, financing issues, taxes, dept. of buildings/local municipalities, etc.I'm glad to hear you made it through the challenges, and it sounds like you'll be able to leverage this experience as you grow your portfolio.All the best to you along your journey!

its an insurance issue. not much else to do.. 

Quote from @Don Bessette: I have a 30 plus year tenant that can not keep up with maintaining their unit, it is filthy inside and in desperate need of renovation, all systems are in good repair and I respond very quickly when issues are brought to my attention.It is also well below market rent, and they struggle to pay the current rate.Looking for suggestions on how to gently proceed with the notification to move. 

Even if they have a public record in your county, they may have issues in another county that are not disclosed.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

Aloha,There are a couple of issues here.

Because if had I been informed of the issue prior to Dec. 12, I would have been able to back out of the transaction and walk away with my money.