I used to feel bad about him working so hard but now I've just accepted that he's certainly willing to stay and pay the late fee.One of the issues with working with someone who has spent a lot of time in prison (and I have seen this with my partners own brother who has been in prison 3 times) is that there are folks who do extremely well in a controlled environment (prison, the military) when someone else is telling them what to do but do absolutely lousy on their own.   

Keep communications open but stay in control by being reasonable yet firm.  

With any new lease, make sure there is some sort of clause like Tenant acknowledges unit is in good, clean, working condition, free of mold, mildew, pests, etc.  

You need to ask a local attorney however as laws on property ownership are controlled by state law so they can vary a lot. 

Now, let's see if we can figure out your next steps.You could just sell them off for a little profit as others have suggested.Another option to consider might be finding private lenders who could help you bring these to closing (sale).Start by listening to family, friends, neighbors and others and listen when they complain about their 401(k), IRA, etc. and not getting the returns they would like or that their accounts are at risk on Wall Street.At the same time, learn about self-directed retirement accounts so you can teach those other people how put their money in a position where they can have greater control and get greater returns with less volatility.Then, learn how to introduce people you know to self-direction.

@Shurrone Jordan I would stay clear of houses which charge an HOA for a very simple reason: it's an expense you as the investor cannot control. 

LOL.my guys all take title then resell. really as simple as that .. so maybe that's one thing you should investigate as well. especially if your dealing with low value assets that don't take to much to buy them.. nothing like controlling your inventory.. makes you a true player and a proud investor

Variables that impact production (lighting, co2, pests) are more easily controlled in an indoor environment.

Specifically: Property condition - properties in poor physical condition, that have code violations, or structural/pest issues are viewed poorly by lenders.

Such as Vacancy, Credit losses (uncollected rent and skips), Pest control, legal, accounting, leasing.