The laws,  including the recently passed washington 'just cause' rules do allow for giving a tenant notice to vacate if you are going to owner occupy,  or for substantial rehabilitation  (meaning necessary work will make home uninhabitable, and typically also means permits must be pulled for some aspect of the work;   paint and carpets doesn't count)   But keep in mind COVID moratorium rules and still in effect  though  (in theory) they are phasing out.    

I seriously think that this effect is limited to SF and duplexes beyond that you will face what is called the "tragedy of the commons".   

When the moratorium went into effect, I kept tenants month to month for that very reason. 

(more cost effective)or Get an HVAC to discuss for each unit. 

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Direct mail has been effective for a lot of investors.

Found an on market deal.Ppty was flooded during Harvey and unoccupied .But the big problem is lawsuits .As per sellers agent Hoa is sueing the seller for not paying the fees( shouldnt it be an HOA lien)First time hearing HOA will sue you .The second law suit is between seller and insurence company bvoz seller was only paid 1600$ as insurence compensation bcoz of the flooding .Insurence company tried mitigation but seller refused.My question is what should i know before submitting an offer.Will the deal close ?

@Joe VilleneuveTelling someone to sell what they just bought and start all over is probably not cost-effective for them.Right now he has a major safety net and in a great position to start leveraging, if he wants to, or continue to cover his butt with more owned assets and cash flow before he starts leveraging.

For most effective use of his time have at least the outline of an operating plan in place.

Even though each one, individually, took only 1-5 minutes, I had 14 outlet/switch plate covers in each of the suites, 7 in the kitchen, and 11 in the main room.