Each situation is different and depends on the history and psychology of the tenant.
I try not to negotiate from a position of weakness, even if it means bluffing like I’m playing a hand of blind Poker.
It usually works. Confidence in your position and statements, coupled with never having pulled a punch in previous encounters, makes the tenant take me more seriously.
Also, being a tad unpredictable helps, too. Change your routine and demeanor. Keep them off balance.
Meantime, if I sense the tenant is gonna have trouble moving on the schedule he gives me, notwithstanding the lease and the law, I offer them their deposit back, in full, without questions, if they out by ‘x’ date, and the place is clean.
“The place being clean” is not the point. So, if they’re out, and there’s dirt, give them the money and praise Allah (or someone).
If the deposit return won’t impress the tenant, I haven’t collected a big enough deposit.
In that case, it’s a matter of balancing between the cost of an attorney-driven eviction, and how much cash I have available to bribe the tenant with.
It’s simpler (wiser?) to offer the dead-beat in-the-making the money I would have otherwise spent on the eviction, in order to regain possession of the unit faster, than going through with an eviction, but only if they move out faster than what an eviction would take.
“This Friday at noon.” works good.
If the tenant is obstreperous and/or crazy, I just go the legal route. Crazy people do what crazy people do …make crazy decisions based on craziness.
The rest just take the money, and feel like they won the lottery, especially if they got more than their deposit back, and lived rent-free.
It’s still more profitable to offer ‘cash for keys’ and repo the unit faster, than risking a full-on eviction catastrophe.
Notwithstanding an eviction, even after you get a judgment, the tenants can go berserk on the unit, and then skip the night before the sheriff shows up. Then, you’ve spent money evicting …lost rent …and have to fix crap anyway …and then never recover any of those losses.
So, cash for keys is my solution, even if it means paying out of pocket (which hasn’t happened to me in years).
Hope that helps.
I would just ignore the evac. date they offered, and say, “I’ll give you $1500 (their full deposit) back, no questions asked, if you’re out by Friday, at noon, and the place is clean. Sound good?” They always say, “Yes.”