Few more points:Their lease is valid till May 2025.This is the first time she even told me about mold.In the email she did ask me to settle the lease.I have a little less than a month of rent as security deposit, which I am ready to settle without any additional penalties for abandoning the property.At this point I am okay with her leaving the place, just I want to get the control of the property back to fix the mold issue.History:1) Recently the AC has been replaced and after that there was some intermittent issue with the installation (temp doesn’t reach target intermittently) and I had to call the tech back 5 times to finally get it resolved.2) Also last month I replaced electric range with Brand new Electric range.3) Two months back she said the refrigerator was leaking, I asked her to send picture of the make and mode of the refrigerator, but I never got a reply back.4) Also for last 4-5 months she has been asking me to send her 5-day notice so that she can claim reimbursement, I was sharing a document and she was paying the rent a little late.

At least with FHA the appraiser has a little control over the house. 

Creative Financing StructuresThere’s also the possibility of lease-option or lease-purchase agreements, which allow you to control a property now and buy later, often with part of the rent going toward the down payment.

Temperature control:  It's always naturally cooler downstairs, and in the heights of summer and winter, I just cannot get the temperature regulated for both me and my tenant to where we're both comfortable. 

This includes getting comps or an appraisal to verify value, lenders title insurance,  a proper note and mortgage,  and you must be listed as a mortgagee on the borrowers property insurance policy.Our lending criteria in our lending business caps our loans at 65% of the after repair value and we control all rehab funds as we hold them in escrow. 

Make sure to factor in 5-10% vacancy, taxes, insurance, mortgage, repairs & maintenance, lawn care, pest control, management fees, utility costs (goes in your name when vacant), turnover costs, and capex reserves. 

When investing in New Construction, you are controlling the property for the first, BEST years of a buildings life.  

It seems as if  you never had control of the system, and there were no clear set of expectations.

Further, many (again may not be a majority, just more than another group) have life’s “out of control”; domestic violence, drive by shootings, kids with gang affiliations.  

You can place the home into an LLC that is controlled by both of you after closing for most lenders and come up with terms and an operating agreement post closing.