Thanks for the info - to be clear, we have an original signed lease when they first started. He received (I have UPS receipt) but never signed the new lease intentionally. My question regarding eviction was if he stated he was leaving (and has already moved out his family and nearly all his belongings and is not staying there overnight) by March 1, can I legally retake possession of my property on March 2 and change the locks back, without having filed any formal eviction paperwork?
Because this guy is really sneaky and has already tried to bully you by threatening to stay unless you give him all the SD back site unseen, I would file the paperwork immediately, as in tomorrow morning for eviction. I have dealt with people like him and you can't trust them. He doesn't get to call the shots. You do. Do it by using the system that is in place.