Lock-out, should they continue to not come even, would be typically less than 14-days.Unless the tenant comes even with the rent (which would result in dismissal of the non-payment of the case), there is generally limited defense to this process.

What would be the best course of action to sue them for non-payment? 

There is no issue with eviction for non-payment of rent during the winter in Wisconsin.

Hey all! For some of you investors that are purchasing in the Midwest, I'm curious what you're seeing as average cash on cash values for more purchases made with cash. As I'm analyzing properties, I'm just making sure...

On top of that you can find some great deals on TLC properties that need a little work but offer a strong ARV to expedite your initial cash back out with room for the next REI down payment.  

And of course, if your actual cash value is less than the current mortgage(s) on the property, all of the cash value payment will go to the lenders. 

Getting rid of pitbulls, breaking up illegal activity, evicting nonpaying tenants, renovating to the studs so we can get higher rents.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

So my inclination is to compromise her 50% request payment to 25% as stated by Mark and Martin. 

We always give a 60-day non-renewal when they are an annual tenant.