however it is rare you get a fire after all the homes we have had I think we have had maybe 3.. when I had my big rental portfolio I was just about to go to self insurance.. at 200 to 300 homes in the low value asset areas self insurance for fire becomes very cost effective when its private equity and no bank.  

The checkbook IRA or Solo 401(k) are more nimble and cost effective.

Raise rents, take care of deferred maintenance. move into worst unit to fix and remove smell.

Supply/demand and effective purchasing power are what I look at for location trends in our area.

"No Cause" Termination is a simple way to go and can't be contested and is an effective way to remove a tenant (not allowed in King County).

First, you should verify his income supports the rent without her assistance.Second, you should write up a simple "Remove Tenant Addendum" that removes her from the lease, gives him complete control of the lease and responsibility for the rent and condition of the property, and that notifies her she is giving up any rights to the property or the security deposit.

My vague memory is that her deposit covered one month's rent and it took another month or two for her family and/or pastor to remove her belongings. 

That's the most effective method.

Christopher, if there was one thing I could change on zillow - it would be to have the pre-foreclosure properties removed. 

With this fact pattern, its tough contemplating losing maybe up to 20% of my initial capital in load charges to sell and buy just to effectively annuitize what I have.