Good luck.
You have my sympathy.
My take as well. I have to admit that at the end of the day I’m just a stopped clock on this issue that’s right twice a day, but this sort of thing is why I never owned rental property.
I’m finally right. For an hour, anyway. :)
Sympathy is about all we can offer, isn’t it? A lawyer is what’s needed, lest you wind up paying treble damages or some other nightmare.
Long before I bought my first investment property, my folks warned me to avoid tenants like plague. I did find myself one, and he was carefully selected. He behaved himself for over three years and then left without paying the last months rent...which was only $500. But I wouldn’t do it again. I stick to flippers and sleep well at night.