Either way if you serve them with a notice to quit (which is not the start of an eviction, but is a necessary step to eventually filing one) you will find out which it is because if people who fall behind never get back on track in my experience. 

I would give them a notice of termination ASAP. 

I can't help but notice your expenses are highers than your ARV (after repaired value) and I wasn't sure if you are wanting people to pick apart the calculator or this specific deal. 

The registry will list how much the landlord is charging for rent, the size of the rental and how many rooms it has, plus contact info for landlords.They put a cap on late fees and that residents will get more notice before they can be evicted.

They broke the lease and fled to some other place in three days, giving my property manager a very short notice.

I thought they were not going to be but turns out the owner got permits for many of the other things I noticed.

Of course you can always invest in a different state, but it always brings unnecessary disruption when a tenant gives notice or there is a repair or major tenant problem when you are out of state. 

I noticed that Denver was gaining more and more residence and had a hunch that that expansion would eventually trickle to the north end where i lived.

I hired a third party (landlord friend) to serve notice and sign affidavit. 

Here is how my management services agreement is structured: 1) Define terms ("manager", "properties", "portfolio", etc)2) Term length3) Authority of Manager- specifically spells out what the manager can do on behalf of owner (and exclusivity)4) Responsibilities of Manager5) Responsibilities of Owner6) Property Maintenance (spending limits and expectations)7) Compensation (spells out ALL fees that I would ever charge an owner)8) Liability and Indemnification (protective of Manager which is industry standard at least in my region)9) Insurance requirements for owner10) Leasing (how manager will acquire tenants, non-discrimination)11) Termination (notice requirements, etc)12) Legal stuff (choice of law, merger clause, notice, etc)Hope this is helpful I can expand on these if you're interested more