@Marco Morkous Simply because some properties cant be financed.

I would say your best bet is to find one in which you simply own the land and fixtures. 

I think long term leases are simply a false sense of security.

Unless the tax savings is large and secure (cannot simply be challenged to lose them), I would want a new cost basis. 

Are you terminating a lease or simply not renewing it? 

Or I'm simply too inexperienced to know where to look. 

You don't need their signature, you simply swear under oath in front of a notary that you did in-fact deliver it to the named person. 

I talked about it constantly and kept my eyes open for every opportunity.I've slowed simply because I have enough to keep me busy and am spending money on renovations rather than new acquisitions.

I would start the eviction process as it is usually a downhill slide and they will simply end up owing your more money.

They are poison and things are unlikely to ever get better.If they're not to the point of eviction, simply give them a 30-day notice to vacate and see if they leave.