Without emotion, send them a Pay or Quit notice when the rent is late and start the eviction filing proceedings that you can given COVID restrictions. 

I wanted to kick them out a while ago but were afraid of getting sued because of the COVID restrictions.

Any rental restrictions (long or short term)?

It will be one of the most restrictive and anti-landlord ordinances in the country if it passes. https://chicagorealtor.com/take-action-oppose-cook-countys-proposed-rtlo/

The requirements will vary by city, but I would think SF would be the most restrictive.  

With the pandemic going on I know there are restrictions as far as evicting tenants, however since we'll be doing a month to month lease, do you foresee any issues asking them to vacate due to not renewing their lease?  

And then the cities that aren't banning it, some have ended up putting restrictions on how much you can do it, etc.

The good is that it frees you from geographic restrictions, the bad is that there is no in person networking. 

I am aware of the VHR restrictions in SLT so our search is limited to the county and the Nevada side.

I didn’t have to deal with some of the restrictions that loan comes with, and no PMI!.