The quote you have is normal.

So, I would send the Tenant notice, citing the lease clause, and give them a timeline (if not defined in the lease) for completing repairs and/or restoring the property to it's normal condition. 

Normally you lose the deposit and that’s about it…At the same time, I think taking action is a good thing.

Feel free to message me and I can frwd all the 2021 docs to keep compliant.Make sure you collect a security deposit (normally I would not recommend security deposits in chicago) as the roommates tend to just move out with no notice otherwise, even in the class A areas.

Here is an overview. https://www.reubenlaw.com/cali...I would also look into utilizing SB35 which is another state law that can get you planning approval within 60-90 days which is light speed compared to the 12 to 24 months it normally takes - or longer if there is community opposition to the project. 

Common area electric and other items I would expect to be part of the HOA fee, and those would be covered in my normal monthly bills, not billed back to the tenant directly.

I'd reduce the rent by the per diem rate of their normal rent e.g. $2K/mo is a per diem 2K/30 days = 66.67/day or $200 for a three day vacancy.

One issue is that I have tax filings to catch up and also don’t have normal income.

Is this normal?

When it was fixed, he came back with a huge bill, more than 2X what is normal.