Will you pay yourself $15 for a can light installation where you have to remove, drill holes, locate attic studs, secure junction boxes, assemble and install lights, clean-up debris, and paint if needed?

Advertise when vacant and show only when vacant, preferably after carpet removal.

I agree with all of your replies... the eviction should have been started and I often here BP members say you have to remove your feelings from the equation of the rental business and that's where I think we went wrong I have learned a huge lesson in this situation!

Are they checking your mailing list and removing duplicates?

We are going to be removing 2 walls, renovating the kitchen, one bathroom and all new flooring and paint.

I have gone to the town building department to see if there is any record of a tank installation, removal or decommission (none), and have reviewed NJDEP data to see if there has been prior remediation on the property (none).  

I am 25, just three years removed from my Bachelors in Architecture, with plenty of experience in commercial construction and existing infrastructure.

The lease is valid until 31 Dec 17.  2 other roommates have no issue with the removal but they may find a new roommate.  

What they do off the property isn't your concern, until and unless they bring it inside.If they are smoking inside, agree with others to go ahead and remove them if you wish.But if them "getting away with it" is to completely leave your property and smoke at the street, I'm not clear on your issue.

quick numbers:$135,000 asking$27,000 down payment (20%)$108,000 mortgage at 5% (guess) = $580Taxes $1200/year = $100/monthInsurance $1200/year(guess) = $100/month (guess, shop around)PITI = $780/month (meets 50% rule)plus10% vacancy = $175 ($1740 rent x 10%)10% management = $17510% capex = $175Sewer/Water bill (I find it hard to believe that tenant pays this) = $150/month (guess)trash/snow removal = $50/month (guess)10% miscellaneous (advertising, cleaning, buffer, etc) = $175/monthtotals = $1680cash flows = $1740-$1680 = $60 Essentially, you will break even if you turn it over to a property manager and are never involved in the day-to-day operations.