And let's say the asset performs really well, and LP IRR is around 18%, a great return. 

If this does not persuade them both to leave after filing 3-4 L9s in quick succession you can then evict for consistant late payments.

Even if you plan to manage your properties yourself, I've found that it's worth it to have a good PM perform your tenant screening.

Follow the law and serve proper documentation to the tenant if necessary, if you are consistent and emotionless it makes it harder for the tenant to get upset.

(Key performance indicator) I have a few ideas, but I do want to get some ideas from smarter brains (like you).

Could I sue for specific performance?  

I see that if each tenant flattens their boxes all the time, it will reduce the cost but this is not done consistently.

The REO world has several differences compared to retail Real Estate.It is common for the listing agreement of an REO property to have unique or interesting provisions that allow an assigned agent to continue marketing a property as active (even when the seller accepts an offer) until that buyer has performed and the property is sold. 

Sounds like your goals are consistent with many of us....financial freedom and security.

Find and adopt a system you follow consistently (networking, generating leads organically, managing your database, managing your time, managing your marketing effectively and cost efficient) 2.