If she pays, then your really out of luck and you have to sue her in court for breaking the lease and damages.In general, I don't take people to court once I have the property back as the attorney fees and the fact you RARELY collect on any judgements (15% of the time or less) eats any profit and wastes your time.

In all, the transactional/exit fees are disproportionately higher when selling the inexpensive SFH homes.

Down payment on FHA is 3.5% so you’re not wrong there and safe to assume another 2-4% for closing costs BUT you can negotiate seller assist to cover bulk of the fees if not all.

Next step"If you could sell today, what would you like to get for your property, considering no closing cost, no realtor fees, and as-is condition? 

I create a comp set to dive into the competition and analyze how many other MTR homes there are, what cleaning fees are being assessed, booking lead time, # bedrooms and competition and if EV charge, Pet policy and Pools make a difference.JURNY for a PMS system & channel manager.

Annual fee of $1,000, no other payment options. 

We don't charge any  up-front fees for this and it shouldn't be necessary, but do watch out for the upfront non-refundable "commitment fee" or "engagement fee."

I don't have functions where people go to a low or no fee seminar making wild claims and trying to suck them out of 40,000 or more ( talking in generalities not a specific company ).

Plus the 1031 exchange agent's fee of $6500 for a build-to-suit exchange, the initial acquisition cost was close to $120k.

The good news is sometimes you don’t need to pay the thousands in attorney fees.