This will avoid any 'mechanics lien' surprises. 

He did not pay rent for October (450$) and after a 3 days pay or quite letter he called and said that his niece will move in with him so he will be able to afford the rent and that he will pay me the rent by Monday 10.08.18 .He didn't pay (Surprise) by that date so i sent him a text message and he reply with "no need to do eviction, i will be gone by the 25th"My question is what do you guys think i should do?

I'm setting up a Purchase Agreement for a home with a seller that wants to stay another 30 days after closing, and rent the home back for that period, as a "move out period".

The driveway is probably a 16% grade and faces north, and it definitely ices over and stays frozen if it's not cleared right away.

Most novice investors make this mistake they look for the most expensive sales to see if they can justify a higher price but they ignore features the buyers really care about Ling stay in the home.

If tenants stay on average for 2 years, that's an extra 1/24 (one month out of 24) of rental income going to the PM. 1/24 = 4.2%.Most PMs charge a renewal fee if a tenant re-ups.

All my kids go to LR if they stay in this area. 

I had some that stayed over ten years, but I charged below market rents as I don't raise them and market rents escalated rapidly where I am, in NY.

@Patrick CostelloI'd say there are a few reasons why someone would buy a such a high price.They believe the market will keep going up, or plan to stay in for a long term.

In Florida, Teen killed in motorcycle accident  ( highly suspect that his plan to claim on insurance went awry and strong prescription painkillers involved).Single person occupancy and he was the only person on lease.He was in the midst of moving out, but left behind starving animals, drug paraphernalia, junk.Now multiple strangers are driving around and selling off his 6 vehicles and have been staying in the house after his death.