This biz over a 13 year span along with the management of 800+ homes has led me to be a pessimist about the overall state of humanity, which is not just a terrible quality when placing tenants. 

He was a terrible landlord in terms of not having correct paperwork, procedures, etc.

Otherwise as mentioned above, the bank with the existing mortgage could call it, and both the seller and I would be in a terrible spot if we couldn't pay off that existing bank mortgage in full. 

He was terrible in the beginning! 

Winter is a great time to buy and terrible time to sell which is in your favor. 

terrible?

The house itself isn't in terrible condition, just a few cosmetic updates.

I live across the country from the home in Utah and the area it's in performs terribly for STRs and the cash flow for it as LTR is nowhere near where I want my returns to be (we bought it thinking we'd be there forever, we were there for a year).

I heard MOST of Virginia is generally impartial to landlord-tenants but Northern Virginia, specifically Fairfax County and Loudoun County, are very TENANT FRIENDLY.As a result, I think I will pay a lawyer to draft my nonrenewal lease letter to cover ALL my bases hopefully and not risk a day more than I have to with this terrible tenant.

@Zack Karp I appreciate your comment on how max leverage can be useful for buy-and-hold investors, and certainly if a property is not being sold and tenants are still available to pay the mortgage + expenses, then it's not a terrible situation to simply stay put until the market rebounds.