They only offer us $800 off and say take it or leave it.

Having him start work is the fastest way to butt heads and have him leave you with a gutted house that you’re stuck with!

IMO if him paying late isn’t causing you to lose any money and he pays every month.... put up with it until he decides to leave.

That the value of the property declines the property owner falls behind on an underwater mtge, the 1st lien holder forecloses leaving nothing for me in the 2nd lien position.

Explain to the owners that you can offer them more if they make the unit vacant or you can pay less if they leave you to deal with the tenant.

Leaving food on the kitchen counter is a problem as well.  

So there is an underlying relationship between your refi and the cash you'll have to reinvest to purchase at least as much as you sell.When folks are using the Brrr approach they'll try to leave enough equity in the property to be used as a sufficient down payment on their next 1031 property. 

Be sure to include a written statement that you are happy to pay the non-seller his/her 50% of the annual rental value -if they prefer to vacate the house and leave it to you. 

MTM is great for ending a tenant lease with a 30 day notice, but it also allows them to leave the same way.  

I would have to call their bluff to force a $25/month increase and they could leave (I doubt it but who knows) $10 : month hardly seems worth it but it all adds up How would you approach it?