I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23DSCR lenders generally let you vest either individually or as an LLC.

I also make sure to let people know how important it is to keep the common spaces clean during the interviews. 

@Jeff Anderson I had a property that the entire time I owned it the USPS would not let me put up a post box because it was too close to the post office.

That said I am not a lawyer haha, if you need referral let me know these are just my thoughts as an investor...Reflecting on my experience purchasing rental properties in 2015, where I had a diverse portfolio across Birmingham, Atlanta, and Indianapolis totaling 11 properties, I opted for a middle-ground approach in terms of protection.

Can I simply let them know I do not intend to renew the lease in November, and if they stay it's a standard eviction process the same as a typical tenet?

get estimates for having it done, and map out what you'll save (as the owner) not having to pay the utilities per year, and measure your COCR. let's say it would cost 10k to have the utilities all split (i have NO idea what it would really cost), and you'd save $450/mo not having to pay utilities (a somewhat reasonable estimate for a duplex with water/sewer, electric, gas).. that would be a 54% cash-on-cash return, making that investment up front. when many investors are looking for an 8-12% COCR, 54% sounds pretty dang good. it will also make the property more appealing for a future buyer if the utilities are separate. 

Let's say $350K, 50K down, seller financing at 6% IR with a 5 year balloon.Let's say I start to shop around and to transition from seller financing to traditional financing because I found a 5% IR, I am essentially refinancing and putting the loan on the books.

Lets say: 200k to buy and $50k for rehab - thats $250k loan.

Let me know your thoughts and opinions please.

If no reply, let them know that you unfortunately have to send a notice to quit without a signed lease...but it won't likely come to this with a simple phone call.