Construction and tenant leaving early

[Deb Searcey]

My townhouse had some damage due to a leaking faucet hose. As of right now I need floor repair, but will likely have to replace the entire downstairs since the laminate is no longer made. I need to check for mold and remediate if necessary, and likely have the cabinet under the sink replaced. 

The lease is up July 2019 and she plans to leave, but the floor removal can’t wait due to the risk of mold (Florida summers). I wouldn’t actually mind her leaving early except there are some walls she needs to paint back to the original colors and it’s going to need a deep clean. I would like to give her 2 options:

1.  Leave at the end of June that would leave the house empty to have the floors and work done due to the flood. She would still be responsible for repainting and cleaning (per lease). I would not return the portions of the deposit used for anything she doesn't take care of. She would have 3 full weeks to get it all done and find a new place,, which is easy in the summer in my area. 

2. She stays through the end of July through construction, at a reduced rate. Prorated would be $40 per day off of the rent amount. Then she is expected to return the house to a rentable condition (cleaning and painting per lease). 

She also has people not on the lease living there and a cat (no pets were authorized). I’m not sure what to do with that since she’s leaving next month anyway.   The house is not as clean as it needs to be when she leaves, and there are several scuffs on the walls and the baseboards will likely need to be repainted. She painted some walls with permission with the clause that she needed to paint back to the original color before she left. I don't see her doing it, but am hoping she doesn't argue about not getting her full deposit back if she doesn't. 

I used a property manager at first but fired them, and now manage it with my husband. They have the move in pictures but I don't believe that they will release them to me for a myriad of reasons. It was not a good relationship as they withheld money from me monthly that they couldn't explain, but used bad bookkeeping to justify. 

Advice?