You have a few years work ahead of you. I am assuming that on top of all your other troubles none of your tenants have a lease. The first thing you need to do is, one or two at a time, send a notice of termination to all the trouble makers and deadbeats who are month to month tenants. Also, get all the tenants out who claim they are allergic to your apartments. Check your state law for the amount of notice you need to allow. When the trouble makers, dope heads, squatters and deadbeats are out, completely remodel the apartments and offer them for market rate rents. Do this until every apartment has been remodeled and filled with better tenants. This will cut down on those who are paying 1983 rents and want 2012 improvements. Use the LPA lease available from this site. You need to record the ID of every tenant and get their SS#. To start, get all the tenants to sign a month to month lease only...right now. Give all an increase in rent. This will get some out right away. It will take you years to bring the buildings up to speed. But this is where you start.