I am exploring the possibility of not only fixing things but doing a renovation to bring an old half bath into a fully functional bath, renovate the entrance and foyer among other things and possibly even an addition to the house.

I had (2) HOA fees on a South Loop condo we rented out, but we only know about one and ended up getting taken to court over it

I put the ball in the tenants court for these types of situations.

I do not wish to go to small claims court, but at least I can try collecting from her via 3rd party service and if unpaid, report the credit bureaus.

That's the bigger question you guys need to answer providing you sitting on valuable equity or have the means to make the property function as a LTR.

@Tom Gimer  heck of a stretch of an argument…regulating commerce which IS specifically mentioned in the constitution as a government function doesn’t fall under any of those categories. 

I think you might put yourself up to legal risk from the family once they find out they aren't getting the house and take you to court for them singing under duress or another circumstance where they were not of right mind. 

So the cost was maybe even baked into the home price, which the buyer pays.Bottom line is this: the courts found that the  industry illegally conspired to keep commissions high.

Imagine going to court and having to have to pay for your attorney as well as pay for the attorney of the guy who is suing you, lol.

Also file a complaint with the CFPB Submit a complaint | Consumer Financial Protection Bureau (consumerfinance.gov)Regarding do you have any legal action - you can prove you do not owe it but you will not get any compensation - courts have ruled long ago the only recourse you have is actual money you lost - there is no "pain and suffering" if a statement is incorrect and you have to fight with them on it.