I can apply for an L2 eviction, however this will take months, and the deal will be dead (and when the case is heard, I don't know if they'll side with me since there won't be a deal on the table).I've tried offering the tenants cash to leave (cash for keys), but nothing has worked. 

This is a strong bargaining chip for buyers and can be utilized in the negotiation table.  

Questions for you.Q1: What do you offer to your investors when you obtain the hard money purchase/rehab and your passive investors are brining cash to the table.

Excel has the ability to perform the iterations for you based on a look up table of values.

If so that knocks that option off the table.

How much equity are you bringing to the table?

So if an amenity you offer - hot tub, pool, pool table, cable tv, etc, is out of commission, you offer a refund? 

To answer your question on what I bring to the table is the expertise in the market (locating the property, relationship with local real estate agents, property managers and the builders) in which the Capital partner has no idea about on how to approach (especially if they are in a different state across the country).

Avoid paying people in cash, because "under the table" transactions make your expense non-deductible.Always try to minimize taxes, but remember paying taxes is a sign of your business being profitable, which is a good thing.

So that should give you some breathing room and take that concern off the table.