It sounds like you don't have a plan in place or a policy in writing, so you should probably just refund their deposit and try to find a replacement tenant as quickly as possible.In the future, you may want to consider a termination clause.

In my area it is $6 sf to replace. 2000 sf*$6sf=$12000/10 year life span/ 12 months in a year=$100 per month for 1 item in a capex budget.

The roof will be replaced.

@Maya Torres have two vacating as pre-planned but now under some financial stress and well qualified replacement ready in MA.

So a tenant loses their income due to covid which in turn affects a landlord's income--same cause yet the tenant is expected to suck it up and the landlord is free to replace their income.

I love dentistry, but I want to wake up everyday choosing to do it instead of being absolutely dependent on it, so that's why I'm here.I recently inherited some properties in Wisconsin where I'm from, one with a tenant and one that needs some TLC in order to get rented out, but I would like to acquire some properties in and around Cincy as that is where my practice is and where I will be for the long term.What I would like to do is replace my income with cash-flowing assets. 

Our HOA recently replaced an existing playground with new equipment.

We use an insurance product to replace the security deposit.

It gets worse, he never had the dumpster replace and when I stopped by to check on things, the dumpster was over flowing.

The sewer line was at least 90 years old and was in need of replacement all the way to the catch basin in the middle of the street.