I also graduated from college in 1980 in business that emphasized real estate.  

I thought I would make a couple of other points that are important in a general sense, not just for this specifically:To begin with, if this is a buy and hold (ie cash flowing) I wouldn't emphasize the ARV too much.  

I might overstating, or over emphasizing.  

I also went to college, not that it is mandatory, and I got a business degree that emphasized real estate.  

I also went to college, not that it is mandatory, and I graduated with a business degree that emphasized real estate.  

I can't emphasize enough to say that I have done too much reading to not get anywhere! 

I went to college, not that it is mandatory, and I got a business degree that emphasized real estate.  

@Kai HicksOh, believe me, my husband and I can TOTALLY emphasize with you on two fronts: 1) We only rent out homes we would live in and try to give our tenants someplace they will feel good about living and 2) Elderly are our weakness (my husband is a contractor and has given lots of breaks/free stuff to the grey hairs........yeah, I know.....DISCRIMINATION!).

While he does emphasize Quads, trips and then duplexes as long as the numbers work for YOU.  

One option of course is eviction with the aid of an attorney and the courts... emphasize this is a bad choice for him (which it is) and no action means that the family will pursue that option.