RCW59.18.260 ...No deposit may be collected by a landlord unless the rental agreement is in writing and a written checklist or statement specifically describing the condition and cleanliness of or existing damages to the premises...Return it quickly to avoid any further action from them that could cause you more grief. 

And secondly, the quality of your specific portfolio - rents stagnant?

If you are planning on living in the property as your primary, you can request to terminate the lease as you will be taking possession for owner occupy, but confirm with a local real estate attorney on the specific verbiage and process as it varies by state. 

What was the outcome?

Establish the notice time that will apply to you and the renter in the event that either decides to terminate the agreement.Remember to consult with local authorities or seek legal advice if you have specific questions about regulations in your area.

After that there's a specific hard money lender I work with who isn't the cheapest but they're damn sure the easiest.

This is due to folks getting policies with specific clauses absolving the liability of the insurance company getting triggered.

Analyze over and over again what went wrong and look for possible different solutions and outcomes to learn from for future reference.

If I were you and I see the specific rental market is on a decline, I would simply ask the tenants, so would you like to renew?

Feel free to message me with  specific questions.