Thanks all, some good food for thought! 

I should mention they have pets and there has been some damage and they have made some unauthorized modifications as well.  

Some useful food for thought here.

The family finally came to the conclusion that another solution was required.Inform the family of the unsanitary condition and at the very lease the pet must be removed. 

Lots of options and food for thought here!

So consider this: If you can find an investor (that you want to learn from) that self-manages and whom's portfolio is growing to a level that it is becoming hard to self-manage, you could offer your services in the style we discussed above in a partnership, so to speak, where you help him with his investments while learning how and why that person is so successful.Just some more food for thought.

What is the pet fee?

That way each tenant can keep some food for themselves away from the shared living space.

Probably my own fault for not checking what the tenant left behind but it literally looks just as it did last time I was there - there are bananas and bread on the counter, fridge full of food, clothes on the floor, dishes in the sink...

@Bryan Pham,Just some food for thought, I have gone through a couple of CPAs in my area and then got one from out of state that was recommended to me.