First of all I am not a tax person or lawyer and don't play one on tv so you shouid consult a professional in your areas.I'm sure someone with more properties may be able to better answer your question but here is my experience:I live in CA where we DO have state income tax and I have rentals in Ohio.

My plan is to go offer some money to try and get them out--Spoke to a lawyer and she confirmed that the tenant has all the power in this situation.Any advice on what to offer the tenant???

You will need an opinion from a competent business lawyer to answer this.

We've usually had the lawyer run the searches. 

He asked if I had a contract to use for this so he could avoid paying his lawyer $400 to draft one. 

The reasoning behind that is California isn't very landlord friendly, so i would probably be just adding lawyer fees to the damages already needing to be repaired.

@John DeFoorMLSLocal REIA ClubsTalk to your network of friends, accountants, lawyers and such.  

I'd sign at a lawyer's office *and* have your tenant buyers qualified by an RMLO. 

You definitely want a lawyer to form an LLC or other entity structure.

And of course, this is our ONLY property that's in an LLC, so we have to pay a lawyer to run an eviction.I'll spare you the rest of the sordid details.