Can the BRRRR method be applied to small businesses?

I'd start with saying "hey, we need to put a deposit on the place with the new lease", start at the full amount and make yourself look good by taking a bit less than that and doing the monthly increase method for the rest.

Problems After closing, and my property manager talking to each one of the tenants, trying to a) see which month to month tenants can sign a longer lease and b) changing the payment method from dropping checks to the office to either paypal or bank deposit, we started having problems with 3 tenants. 1) Doesn't like depositing checks or using paypal, was agressive to property manager and is breaking her contract by leaving on Saturday because she doesn't like the way the new management is running things. 2) Find out that the other tenants pay more money than him for rent and wants to pay the same amount as the others or leave. 3) Also doesn't like the new management and will leave at the end of her lease this month. 

In either event, understand you will need capital to clean up all the deferred maintenance.I personally wouldn’t move forward because of not only the current problems, but the hidden issues that have yet to be uncovered.To your success!

I would write it directly on the leases that if they do not keep the property reasonably clean, they will be asked to move.   

This method would not require monthly payments which is a big benefit in managing cash flow over the life of the debt.

They also paid the rent up until the day of removal and then left me the deposit to handle cleaning. 

That's the most effective method.

Most people will move into a nice, clean, freshly remodeled home that's priced competitively, regardless of one bad neighbor.

Jackson MO county sheriff only arranged for eviction day on Jul 2nd.I got lucky, the tenant left the house in good condition and clean despite his no longer talking to PM.