As soon as she started to fall behind/be late more than once, I'd not renew her lease especially if tenants aren't communicating with you.If there is extensive mold, tell her to remove her items so you can treat the property. 

Just be careful as you do not want to do anything that could look like mortgage fraud (fake master lease that just transitions over to you directly would be mortgage fraud and best to stay away from). 

I always suggest, make sure they abandoned (dead) and remove the remnants.

They will take your money and the card that you have on file to purchase your leads cannot be removed so it's easy to accidentally make a purchase full price before being allowed to put in any discount codes.

Also, good point about it potentially being more than the estimated 3 days once they get in there, I hope not.With all that being said, I am trying to be as unbiased and remove our “history” so to speak with these tenants regarding our decision for reimbursement, and making it purely about what is legally required and appropriate given the repair.

That is why you need to look for the thread and watch my video that BP keeps removing the link for.

(a) If the Company establishes the title, or removes the alleged defect, lien orencumbrance, or cures the lack of a right of access to or from the land, or curesthe claim of unmarketability of title, or otherwise establishes the lien of the insuredmortgage, all as insured, in a reasonably diligent manner by any method, includinglitigation and the completion of any appeals therefrom, it shall have fully performedits obligations with respect to that matter and shall not be liable for any loss ordamage caused thereby.. . .To the extent that you are requesting compensation for the Alleged Damages, please see Condition8(a) of the Policy which provides the Company with the right to establish title as insured in areasonably diligent manner without being responsible for any loss or damage to the insured.

Only pay them after they are out and keys are in your hand.In the future, study the law and figure out how to remove tenants without using the court system.

When I sell the property I make a journal entry to remove it off the balance sheet (see photo attached). 

Also, be careful with "fake I.D.s" - we have seen an unbelievable uptick with illegal immigrants, fake I.D.'