Take appropriate action, set ground rules, wait... before that actually figure out what your ground rules are, then get your tenant to sign some kind of lease that was vetted by any competent person (lawyer/investor/broker/agent) and start implementing all the great advice you have supposedly learned/read.If you can’t do that , then hire a property Mgmt co. and be done with it.

Are investors still open to financing down payments with an appropriate ROI or can I do a first mortgage for 80% and a second for the down payment.

Do I need to go through with the eviction process and get a court order (seems sort of moot now) or is there a more appropriate avenue to take now?

Are investors still open to financing down payments with an appropriate ROI or can I do a first mortgage for 80% and a second for the down payment.

Having found the deal, completing the due diligence, managing the business of it as well as placing the appropriate team in place I would in turn receive a 50% ownership of the complex.

What would you say is an appropriate consultation amount for something like setting up an LLC? 

@Kevin Boyd feel free to leave this post up here if you would like but this question is probably more appropriate in the "commercial" forum.  

If so, issue the appropriate notice to cure and if they don’t file an unlawful retainer against them for the boyfriend and his +1.

Because of the physical condition, they won't be appropriate for certain loan types like FHA. 

Give the tenant the appropriate notice and then bump it.I don't recommend extended notices or graduated increases.