I would say something to the tenant (text or e-mail-wise) similar to: Please let me know when you would like for me to pick up the signed lease.

Expired listings?

When people are short on cash , they usually secure a small local partner for liquidity and then private lenders for the bulk of the deal.

It's a great way to get in the game while you are still building your liquid assets.

And I'm a R/E investor (multifamily, commercial, rental units, mainly 5-20 doors each).  

20% down using liquid cash I had in my savings account How did you add value to the deal?

My tenant's lease expired June 1, refuses to sign my lease. 

Again, final payment will all depend on taxes and insurance expenses for the exact property, but gives you an idea of what a lender would be able to do.Keep in mind that a Lender can only use what you have listed on your taxes (Schedule E). 

Sometimes having the cash in hand "liquid reserves" is a lot stronger of a position than having an open end liability aka HELOC. 

Each transaction is categorized and summed for each year and so all I need to do is copy the number from my spreadsheets when filling out my Schedule E at year-end.