If you stay on the mortgage, you need to write out a legal agreement as to what happens when she sells (or if she finds another boyfriend/gets married). 

I carry a very small, very light 8 shot 22 caliber revolver everywhere that's legal.

Is there a legal way to ensure they dont trash the place?

I just got off the phone with a law firm doing the foreclosure legal work for a bank.

(Taxes, prepaids, attorney fee, origination fee etc) So let’s assume your acquisition cost is $227500.Cash flow is income - expenses.Expenses are PITI, vacancy (5% of rents), capex (5% of rents), repairs (5% of rents) and property management (10%) of rents, plus lawn maintenance, HOA fees etc.

i find it hard to see how this would be legal and enforceable. there must be more to it.

If you use a DSCR rental loan it could be as low as 3-6 months of time seasoning required so it depends on what product you're using to accomplish the mission/goal.The time frame isnt a legal requirement, its a financing product specific requirement as a guideline to obtaining the money in which you seek.If you had other scenario related questions feel free to mention them below or via DM.

For both the applicant(s) and a co-signer, you want to understand their habits...financial, employment, legal, character, etc., as Bad habits in one area typically carry over to other areas, and will land you a poor Tenant (or co-signer) choice.

If the rents were collected after closing and they were not addressed in the sale, then you shouldn't have a legal obligation to give them anything.

BP has some and also you can use Legal Templates to create one.