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I would simply lead with that and see where it goes.

This also will pocket you several "I only want to rent" leads, that you can follow up on if you're not getting your price and your 90 day time limit is quickly approaching. 

Was it through trial and error mostly, lots of leads?

If so, then that should transfer the authority to you to file based on the tenant's failure to adhere to lease terms.  

There is an exterior side door that leads to the stairway.

This was an off-market lead that turned to a short sale.

Here the isolated element is the NOI and it is also a leading factor.

Trying to come up with ways to lower up front costs but excited where this can lead

The tenant tried to file a complaint with me at the housing authority and I was able to show documentation that it was his washing machine that had caused the damage.