I think the inverse correlation between cash flow and price volatility (and perhaps long term appreciation) is a key concept to understand ... good to hear your analysis seems to verify.

I realize that this is directly related to the fact that you cannot run returns that have to multiply 0 but as someone looking to make their first purchase in ~6 months using zero down on turn-key or light rehab, how are the rest of you running your numbers?

No, cash flow is key.  

It'll take at least a week to get them served and you should beyond the "please leave" and cash for keys stage at that point.

I also recommend getting in touch with some turn key operators. 

@Curtis Tidwell @Brandon BattleI'm hoping the cash for key strategy works and they can just leave amicably.

I am pretty well rounded with creating my own, yet again, I was hoping for suggestions that might not have been so "turn-key" so to speak. 

@Jeremy Tillotson  anyone in the business long enough will run into one of these.what I get a kick out of is buyers of new homes or turn key homes have an inspection and the inspector finds a little bit of MOld and all hell breaks lose.. and then you have these folks who have lived successfully in a petrie dish for decades LOL..

My advice may be too late for you to implement, but I would highly suggest offering them Cash for Keys.

I have offered this tenant Cash for Keys and they still refused to move out.