I didn’t want to shoot too high or too low so I wanted to get some insight on the figures you all use. 

Sorry to disagree with @Chai Xiong, but I think you are absolutely on the right track with your train of thought.

I guess I was too naive/optimistic in thinking non owner occupied property rates would be in the high 4s and low(er) 5s. 

Outside either of those two things you really better hope the stars align in your favor in court and have an absolute airtight lease that backs up your actions.I'd issue the 30 day notice (be civil, no need to further deteriorate the situation with hostility even if you would prefer to kill them...) and make the primary goal to just get your property back. 

A low to high range would be very useful.

My major is criminal justice so to answer your question, it absolutely does not translate into money or a job I like.

Keep in mind, we are at the top of the market cycle, inventory is low, and interest rates are creeping up.

I generally think the fee is worth it if I don't have to constantly worry about the property, and don't mind the hit to my cash flow since this investment is absolutely driven by appreciation. 

Otherwise my offer will be “X” because I’m going to have to spend “X” to pay someone to turn it back.Then tell them that a 1/1 in their area goes for “X” and that is where your offer came from.Just use “kid gloves” because it’s possible that some sort of disability (i.e. going up/down stairs) led them to chose that location.Good advice and makes sense, but in my area (and other sellers' markets with low inventory) that could cost you the deal on a listed property.

I absolutely love everything about it!