I don’t absolutely need him on this, but would like to include him.

For me, absolutely.

Never actually met the seller but as I stated, shes done absolutely nothing with it for a long time, but has never said how much she wants for it.

Even though it sounds like you’ve got a absolutely solid financials and a good grasp of all this, over leveraging is the easiest path to becoming a motivated seller.

@Jeffrey Holst your absolutely right!

Nicole is absolutely right, any HML is going to leverage your experience.

A credit score and income check have absolutely no bearing on how well a person takes care of things.

Having them all on one lease also sets the expectation that they are all collectively responsible for the entire rent amount.As you state, your attorney says you have a leg to stand on, so I would absolutely pursue an eviction warrant for non-payment on all tenants immediately. 

And I absolutely know they can't physically move (they can barely get up to answer the door) so I even offered to come over today and help them sort through stuff and pack and they declined. 

The older couples tend to keep up the house maintenance but don't cosmetically update anything unless absolutely necessary.