Assuming you've done the math and it is financially best to have them leave, lose the rent, and pay rehab expenses so you can charge a higher rent, just non-renew them.

The key is to find someone you trust, which is why I recommend using Property Management Finder.

Remember that the investor-friendly realtors listed on here just pay to be there.

The parties acknowledge and agree that neither party shall have any liability or obligation to the other with respect to the matters set forth herein unless and until a definitive PSA has been executed and delivered by both parties.ConfidentialityThe parties agree that all information exchanged pursuant to this LOI and the negotiation of the PSA shall be kept strictly confidential and shall not be disclosed to any third party, except as may be required by law or as necessary to obtain third-party consents and approvals.We trust that the terms outlined in this LOI are acceptable and look forward to your favorable response.

As for the GC I would start with a small value add so you can build trust and go from there. 

Here’s why:Transparency: Being upfront builds trust.

Sorry, but I would not pay for membership extras when there is so much already there without having to pay for it.

You setup a trust, who sets up an LLC.

Even if you have to pay a bit more now and have CF decreased, you will get the funds to continue deals and can reposition later. 

How much do I pay?