Its a month to month and im in a weak position even to ask the tenant to renew lease now and they seem they are willing to stay they just need a solution to the issue.

However they do choose to live in CA for many of the positives listed by folks previously.

Do not ask for their copy of the lease; act from a position of strength and give her the two options.

I recently helped a friend who was in a similar position - looking to tap into equity for a rental property purchase in Phoenix.

You can create a website in seconds nowadays but I would also provide him a pitch deck to show how this works and that he is not going to have to evict you in 5 months because payments are not being made. 

My other positive is the money that is generated from taking out the loan can be used now vs. locked away until you are 59 1/2 years. 

How accurate are websites like Airdna?

Just looked at her website.

Through the HUD website How did you finance this deal?

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.