Do not leave anything on the table.2.

Tenant also stated that I could not ask her to leave without having cause.  

As you can imagine this leaves little extra cash to invest in real estate (outside of my SEP which i dont want to do).

@Lucas Carl You can use a digital lockbox that you can reset the code for after they leave.

It's not perceived any differently than if someone tried calling them and had to leave a message. 

Hello ok this is my first eviction and im a little confused Ok so i have been looking at a house right next to mine for a long time maby 1 year and it has ALWAYS been vacant and i finally won the home at a  foreclosure auction well no joke literally the next day after aution some people moved inside the home with there trucks in the driveway.. but i did not confront them because the deed was not in my possession so 1month later after i received the deed  i spoke to the man and we came to an agreement verbally no writing or papers that he would give me 500$ a month as rent keep in mind i have never entered the home so one month past and i went over to the man to collect rent and he told me he cannot pay me because the house needed serious repairs so i got frustrated  talking with him and told him to just leave i cannot repair the home while he is living there so i waited 1 week and the man still never left so i served an eviction notice and had to wait another  30days in order to file it to the court..well im going to court next week and was seeking advice do i demand a jury trial for the extra cost?

I do leave behind: Toilet paper in each restroom, a roll of paper towels and a bottle of spic and span.

If/when the home appraises for $150k, refinance 70% of that $150k thus pulling my initial $105k out and leaving $45k of forced equity still in the deal while still cash flowing $200/month. 

No good reason to leave tenants on an oral lease, but they are legally binding.

They did leave a voicemail.