They paid their rent on time and kept house clean. 

When an employer transferred me to a different facility 30 miles away once, I was able to transfer to another apartment with the same landlord to be closer to my new job (the cleaning deposit transferred smoothly and the 30-day notice to vacate was waived).

Get an attorney lined up.  

My sister is trying to purchase a home in Land O' Lakes, FL & a lender told her that she has to find a home by June 2nd & get it under contract because Land O' Lakes is no longer going to be eligible for USDA'...

I try to use the equity as leverage also for Heloc or other lines of credit.  

Whenever I have an AirBnB related expense, I take a photo of the receipt and put the amount, store, etc. in the subject line/body of the email and send it to that email address.

I don't want to be milked for my money by some stranger, I want a clean deal across the table.

This is an equity line and not a refi (not sure if I mentioned that).

One Idea i had was disconnected this water line from the upstairs bathroom so that the only functioning  bathroom would be downstairs?

If he is not out by that date you then begin the eviction process.It is critical that you do not make any exceptions to this process or you will extend the time line and lose more money.