When you post a Three Day Notice, take a photo of it or have a Witness sign it.

@James Wise,We had a similar situation, luckily our worker did the first cleaning so I didn't have to even witness how gross it was.I think it's absolutely disgusting, but hey... land lording is sometimes. 

I would also bring another person along as a witness when you enter the unit.

That's because licensees are highly regulated and are held to legal and ethical standards, where unlicensed wholesalers are not.I've personally witnessed clients nearly get screwed out of over $120,000 by a wholesaler. 

No witnesses?

Once you have the writ of possession, you can take over the property (have a witness with you and take pictures of the condition and personal belongings in the property).

You were blessed to witness this yesterday.

Then meet with them, thank them for paying you good, but you have had repeated complaints, issues that your witnessed and request that they leave in the 30 day notice.  

Or can this be done with just a Notary and Witnesses (example: at a Bank)?

With the type of profit I figured (about 20k annually) I just don't see the downfall other than the 'headache' that goes along with it.Thanks Jennifer,Thanks for your reply and question.Although I don't know the area you mentioned I have had experience with hundreds of deals in lower class areas (mostly SFH).It was difficult enough managing and collecting rents in these SFH and I couldn't even imagine what it would be like managing a multifamily in such an area.I have personally never owned such a property so I can't speak with full confidence but I can say that I have witnessed many similar complexes become revolving doors over and over again.Investors get attracted to the cashflow potential but end up loosing 6-12 months down the track.