Thanks for the insight.By the way, I'd probably start the eviction process and let the police take care of the tenants.

If you're a prospective buyer of a multi-family unit, here's another tip you might find useful when you're kicking the tires on a prospective property.Don't just look at the currently occupancy, check the eviction filings for that property address (it is probably public record at the courthouse - depending on where you're located). 

I'd wager that you might be able to get good returns out of there, but on the other hand, I'd be careful of any rent control laws that might kill your return.

The water company sends a shut off notice if the tenants don’t pay, that usually takes care of it

Tread carefully and make sure you follow the proper timeline for notifications.

Also, tenants never care for things in a rental...so your new cabinets will soon have lots of wear and tear on them and you're back to square one.  

Take careful consideration of "who" and "how" as you move forward. 

Pro Tip: The best way to learn this approach is to get your hand on some old appraisals and learn exactly what an appraiser does to determine value. 

Mini accountant rant...If the difference between acceptable NOI and unacceptable NOI is the cost of lawn care, the investor isn't an investor.

Any tips/advice would be greatly appreciated.