If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee.

Of course, after the initial 10 days, once the items are removed from the property by you, the tenant is responsible for paying the packing cost, moving cost, truck rental cost and warehousing cost and they must pay in full if they want their property back. 

no response.I find out there are also dogs in the home, that I was unaware of.I send another email, along with a text, two days later - Thursday, giving her until Monday to remove the RV.  

They left it in a totally trashed condition but i did upgrades that i had deferred so the insurance deductible and drywall 15 sheets is about the extent of my loss plus the sheriff fee, bad choice of attorney, and paying for removal of their crap.

Additionally, once you do close on the property, your personal out-of-pocket liability for the house payment should be minimized or removed from the income provided by the tenants.

Maybe even decline a hair.

Also, landscaping, snow removal, all that jazz is typically handled by the HOA.

Below are some more details and a few questions.PROPERTY/LEASE-rural Minnesota town (around 5k people population)-built in 1974-property is in good condition, right on the main street-10 units ranging in sqft-1 unit on a 3 year lease, 7 are on a month-to-month lease (not sure how long they've all been there), and 2 are vacant (yearly rent for these 2 open units combined would be around $22,000)-there is room for about a 5% increase in fair market rent for the units on a month-to-month lease-the expenses paid by the owner are taxes, insurance, utilities, snow removal, cleaning the common areas and minimal maintenance-yearly rent $133,560-yearly NOI of $103,447QUESTIONS-what are people seeing for office/retail CAP rates?

Quote from @Sami Gren: As long as they retain possession, they are legal tenants and you can't change locks, throw their stuff on the street, etc.I would contact them and give them 48 hours to remove their items or threaten to put it in storage and hold it until they compensate you for the extra rent, utilities, moving, and storage costs.

So, I'm just removing the fixtures, closing up the holes and repainting, and carpet/tiles.