Your best bet might be to let their lease expire and then give them notice that you are not renewing their lease.  

If we found that the majority of the leases are month to month we would plan on sending the tenants a letter terminating the month to month lease and giving them a move out notice.

My grandfather willingly let a friend of a friend move into a studio apartment ADU in his backyard.It has been a couple of years now and she has piles of junk inside and outside of the unit and has also been throwing food scraps into the yard and into the pool.I believe her plan was to outlive him and acquire the property through adverse possession.Long story short, I'd like to hit her with a 3-day notice and start the eviction process ASAP.Is a 3-day reasonable in this situation, in San Bernardino county California?

Got notice today the sellers will be accepting the offer 

- After going through the debris, we noticed that the tools we had in the home were missing.

He says, "I noticed a suspicious plastic bag with white substance on the sidewalk.

I do not believe you need a 1% property (1% rule) to have positive cash flow as there are many variables that determine if a property has positive cash flow, but I do believe it is a very rare market that has cash flow at investor LTV (at least 75% LTV) noticeably below a 0.7% ratio.Now for this ADU: $290K for $1.8K rent (on my calculations I will always use the more conservative of values) is a ratio of 0.62% (far below my 0.7% ratio that I indicated it would be a rare market to have positive cash flow). 

I'm fairly confident the judge will evict, it's a fairly open and shut case, proper notice was given in August and September.

The time if relevant as is the process of providing move in inspections, move out inspection with written notice to provide any corrections needed by tenant.

The two things that need to happen to blow up this kind of loan are also two things that often happen together - bear markets - decreased revenue.