If you want to be safe, keep anything they left for a while in case they come back for it.If all you had was verbal comment that they are leaving, you may need to go to court for possession of the unit so that you can legally throw out the items they left.

Great question - Start by understanding what lodging options are legal in River Beach. 

If you can get the divorce, read through it to see how the owners are legally obliged to handle a sale of the property.

Many follow Fannie guidelines to the letter, even if they don't ultimately sell the paper to Fannie.

My only income is the rent and about $25k in consulting work.A local originator has quoted me the following for a no-doc loan:Closing costs per property:3% Origination fee (he said he may reduce this since I'm refi 2 loans)$750 legal doc fee$2950 servicing feeStarting Rate on a 30 yr fixed with interest only 1st 5 yrs: 6.25% LTVs <= 60% 6.75% for LTVs > 60% and <=70% 7.25% for LTVs > 70% and <=75% 7.50% for LTVs > 75% Adjustments: 0.50% added for borrower cash-out 0.25% added if borrow• 0.25% added if borrower / guarantor FICO is between 650-699 Are these fees and terms reasonable? 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.The site has quite a few tools that can be helpful for new members.

You might consider a guideline that you're comfortable with. 

My only income is the rent and about $25k in consulting work.A local originator has quoted me the following for a no-doc loan:Closing costs per property:3% Origination fee (he said he may reduce this since I'm refi 2 loans)$750 legal doc fee$2950 servicing feeStarting Rate on a 30 yr fixed with interest only 1st 5 yrs:6.25% LTVs <= 60%6.75% for LTVs > 60% and <=70%7.25% for LTVs > 70% and <=75%7.50% for LTVs > 75%Adjustments:0.50% added for borrower cash-out0.25% added if borrow• 0.25% added if borrower / guarantor FICO is between 650-699 Are these fees and terms reasonable?

I also like to recommend Cohen and Dube's "Legal, Tax and Accounting Strategies for the Canadian Real Estate Investor" ... it is a good reference over all, but it is a decade old now and could use a refresh to incorporate regulatory changes. 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.The site has quite a few tools that can be helpful for new members.